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Buying · postcode

Buying at E11 2SW

Before you offer on a home at E11 2SW: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £1.05m. In Snaresbrook.

1 to check3 clear£1.05m typical on Wanstead Place

E11 2SW is on Wanstead Place

£1.05mtypical sale, last 10 years

9sales in the last 10 years

28+homes on the street

19 yrssince the typical home last sold

Buying on all of Wanstead Place →

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Conservation area: Wanstead VillageChanges to the outside and work on trees usually need consent. Ask whether past alterations had permission.
Note
5 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Noise above WHO guidelines: road 58 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A12, 810 m awayAbout 88,243 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£1.05mtypical sale on Wanstead Place, last 10 years

£7,062typical price per m² in Snaresbrook

£7,080–£10,840per m² for homes at E11 2SW sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,062 for a neighbourhood benchmark: 90 m² comes to about £636k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Snaresbrook

Snaresbrook

+21% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	18	£1.58m	£1.07m – £3.70m
Semi-detached	25	£1.10m	£483k – £1.81m
Terraced	62	£923k	£430k – £1.88m
Flat	165	£415k	£99k – £901k

Standard sales in Snaresbrook. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

3sales on Wanstead Place in the last two years

270sales in Snaresbrook in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at E11 2SW

Home	Last sold	Floor area
1, Wanstead PlaceTerraced	£920,000, May 2017	130 m²	Buyer's report →
2, Wanstead PlaceSemi-detached	£1,057,000, Feb 2020	146 m²	Buyer's report →
5, Wanstead PlaceTerraced	£235,000, Oct 2001	–	Buyer's report →
6, Wanstead PlaceSemi-detached	£1,380,000, Jul 2025	146 m²	Buyer's report →
7, Wanstead PlaceTerraced	£1,182,000, Jun 2021	109 m²	Buyer's report →
9, Wanstead PlaceTerraced	£1,050,000, Dec 2022	119 m²	Buyer's report →
11, Wanstead PlaceSemi-detached	£362,000, Sept 2005	–	Buyer's report →
17, Wanstead PlaceSemi-detached	£753,000, Oct 2008	–	Buyer's report →
29, Wanstead PlaceSemi-detached	£1,275,000, Nov 2024	132 m²	Buyer's report →
39, Wanstead Place

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at E11 2SW

1 thing to raise before an offer, and a street where the typical sale was £1.05m. In Snaresbrook.

1 to check3 clear£1.05m typical on Wanstead Place

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Conservation area: Wanstead VillageChanges to the outside and work on trees usually need consent. Ask whether past alterations had permission.

Note

5 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.

Note

Noise above WHO guidelines: road 58 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Busy road: A12, 810 m awayAbout 88,243 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£1.05mtypical sale on Wanstead Place, last 10 years

£7,062typical price per m² in Snaresbrook

£7,080–£10,840per m² for homes at E11 2SW sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,062 for a neighbourhood benchmark: 90 m² comes to about £636k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Snaresbrook, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£271k	£204k	£1,400 a month	6.2%
2 beds	£451k	£405k	£1,710 a month	4.5%
3 beds	£831k	£663k	£2,200 a month	3.2%
4+ beds	£1.16m	£985k	£2,750 a month	2.9%
All homes	£622k	£411k	£1,840 a month	3.5%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places