Water Lane
Redbridge, Greater London, England
Reality check: At £567,500, this is a premium entry point. Modest 6% growth over 5 years.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Moderate investment case — reasonable liquidity, 6% growth, stable market. But environment limits appeal.
Workable for families, but safety (40) and noisy/dense environment (35) may concern parents.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but walkability (45) could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Moderate investment case — reasonable liquidity, 6% growth, stable market. But environment limits appeal.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (40), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £567,500, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
How Life Works Here
Water Lane is located in Redbridge, near London, Greater London. Crime is around average for the area, with 197 incidents in the past year. The most commonly reported category is anti-social behaviour. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus links nearby. The nearest stop (Frimley Road) is 296m away. The median property price is £567,500, with moderate growth of 6% over five years. Based on 24 transactions recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 17 schools within 2 km, 17 rated Good or Outstanding by Ofsted. 4 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 47m away. The area sits within Flood Zone 2 (river flooding), indicating medium flood risk. It is worth checking the Environment Agency flood map for current details. The profile suggests appeal to both property investors and young professionals. Some market indicators point to a cooling trend. Overall, this street scores 56 out of 100 for liveability.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Water Lane, with detailed information for each.
gyms & sports centres (2)
- Nuffield Health Fitness & Wellbeing 1706m · 21 min walk
- The Gym 1746m · 22 min walk
libraries (3)
- Goodmayes Library 791m · 10 min walk
- Seven Kings Library 810m · 10 min walk
- Redbridge Central Library 1571m · 20 min walk
parks & green spaces (3)
- South Park 440m · 6 min walk
- Barley Lane Recreation Ground 1545m · 19 min walk
- Seven Kings Park 1781m · 22 min walk
schools (5)
- South Park Primary School 47m · 1 min walk
- Ark Isaac Newton Academy 646m · 8 min walk
- Mayespark Primary School 702m · 9 min walk
- Gordon Primary School 749m · 9 min walk
- The Palmer Catholic Academy 948m · 12 min walk
Transport Links
Similar Streets
- Betchworth Road — Redbridge56
- Morrab Gardens — Redbridge56
- Guildford Road — Redbridge54
- Northbrook Road — Redbridge54
- Grosvenor Road — Redbridge59
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: