Neighbourhood · Redbridge

Woodford Wells: house prices and how the area is changing

Official figures for the Woodford Wells neighbourhood of Redbridge, England (ONS area Redbridge 001). Headline figures assembled 13 October 2026. Postcodes IG8, IG9. Figures that read a point use the neighbourhood's centre, near IG8 0EW.

One of the most affluent neighbourhoods in England, showing clear signs of gentrification

Woodford Wells is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Redbridge (5 of 19 signals rising, none falling). Houses here typically resell for £997,500 and flats for £370,000 (median resale prices, 2023-2025). Recorded crime is lower than across Redbridge (0.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Woodford, is about an 11-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£997,500

Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£370,000

Median resale price of flats in the neighbourhood, 2023-2025; +6% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.23; 5 of 19 signals up, 0 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 9 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 7 small areas range from decile 6 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£92,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.5 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Woodford Wells sits in Redbridge

Typical house price: 3rd highest of 33 neighbourhoods in Redbridge
Typical flat price: joint 3rd highest of the 28 neighbourhoods in Redbridge with enough flat sales for one
Average household income: 2nd highest of 33 neighbourhoods in Redbridge

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Woodford Wells

Median resale price of houses each year here and across Redbridge, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Redbridge, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

5 of 19 counted signals point towards rising affluence against Redbridge, 0 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Recorded crime
Anti-social behaviour
Solar and heat pumps
Homes selling
Benefit claims (DWP)

Stations and schools nearby

Nearest stations

Woodford Underground station, about an 11-minute walk from the neighbourhood's centre (830 m in a straight line).
Highams Park Railway station, about a 25-minute walk from the neighbourhood's centre (2.0 km in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Chingford (about 6 min) and London Liverpool Street (about 25 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Wells Primary School 390 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Oct 2024).
Nearest state secondary school Trinity Catholic High School 590 m from the neighbourhood's centre. Ofsted: Good (Feb 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Woodford Wells

What is the typical house price in Woodford Wells?

£997,500. Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.

How does Woodford Wells compare with the rest of Redbridge?

Typical house price: 3rd highest of 33 neighbourhoods in Redbridge. Typical flat price: joint 3rd highest of the 28 neighbourhoods in Redbridge with enough flat sales for one. Average household income: 2nd highest of 33 neighbourhoods in Redbridge.

Is Woodford Wells an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Woodford Wells gentrifying?

Clear signs. Weighted balance +0.23; 5 of 19 signals up, 0 down, against the borough.

What is the nearest station to Woodford Wells?

Woodford. Underground station, about an 11-minute walk from the neighbourhood's centre (830 m in a straight line).

Which state schools are nearest to Woodford Wells?

Nearest state primary school. Wells Primary School. 390 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Oct 2024). Nearest state secondary school. Trinity Catholic High School. 590 m from the neighbourhood's centre. Ofsted: Good (Feb 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.