Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59734, 0.03086

E18 1DZ— Churchfields, Redbridge

Location and area intelligence for E18 1DZ, Churchfields, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 34/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
80
Schools
100
Transport
34
Environment
62
Investment
40

The bottom line

E18 1DZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E18 1DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E18 1DZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E18 1DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Infants' School

Not yet inspected · 7 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 5 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 55 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+15% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour21%
Vehicle crime14%
Burglary8%
Robbery5%
Theft2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E18 district median

£443,075

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,246/m²
Price per ft²£673/ft²
Avg floor area75.6 m²

EPC breakdown

B
4%
C
7%
D
7%

Based on 18 properties · Confidence: medium

Street mix

Terraced 44%Flat 57%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.3%

Total change

+832%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.4%

per year

Acceleration

+143.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Terraced43.5%
Flat/maisonette56.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£59k£87k+47.5%1
Post-dot-com plateau2002–2004£184k£175k-4.9%1.7
Pre-crash peak2006–2006£275k£275k+0%1
GFC & correction2008–2010£212k£218k+2.6%1.5
Help-to-Buy recovery2013–2016£200k£390k+95%1.7
Pandemic surge2021–2021£402k£402k+0%2
Rate-rise correction2022–2022£525k£525k+0%2
Current market2024–2025£280k£550k+96.4%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette-0.7% α
Local
4.6%
District
5.3%
Terraced-0.9% α
Local
5.4%
District
6.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Woodford Underground StationCentral line
7.8 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
8 min walk
Woodford Underground StationCentral
14 min walk
Snaresbrook Underground StationCentral
25 min walk
Roding Valley Underground StationCentral
30 min walk
Wanstead Underground StationCentral
30 min walk
No bus stops within 400m

37

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf48 min ↑
City ★46 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

7

EV chargers (800m)

Nearest car park395m
Santander docks (800m)0
Nearest cycle dock4.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 5.5 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOUTHDENE SURGERY

THE SHRUBBERIES, GEORGE LANE, SOUTH WOODFORD, E18 1BD

7 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Slug and Lettuce (571 m)

Nearest supermarketCo-op Food · 685 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

601m

Post office

Nearby shops

Food and Wine226 m
SDA Stores589 m
McColl's627 m
Ram News650 m

Nearby cafes

mooboo550 m
Fresh as a Daisy569 m
Cafe on the Lane570 m
Soul Stop Cafe579 m

Nearby restaurants

Pizza Hut Delivery556 m
Greggs573 m
George's Fish & Souvlaki Bar574 m
Prezzo576 m

Nearby pubs

Slug and Lettuce571 m
Lizard Lounge572 m
Red Mantra603 m
Railway Bell625 m

Nearby pharmacies

Boots579 m
Allens Pharmacy583 m
Daniel's Pharmacy585 m
Ocean Pharmacy712 m

Nearby health

The Art of Hearing532 m
Eleos Clinic533 m
The Shrubberies Medical Centre534 m
Lily House Consulting Rooms534 m
Food hygiene (5-star)67% of 69

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ANY BUILDING WORKS LTD
DF PRIME LTD
DONNELL LIMITED
HIGHNOON SERVICES LIMITED
JOSELLI LTD

+6 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,284m
Crossrail 2 route6,338m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,009 nationally

1,730

Est. population

9,816/km²

67%

Employed

50%

Degree educated

£42,600

Median income

4.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
18%
25%
21%
Under 1825%
18–3419%
35–4925%
50–6421%
65+11%

Tenure

29%
39%
22%
Own outright29%
Own (mortgage)39%
Private rent22%
Social rent9%
Shared ownership0%

Ethnicity

51%
15%
13%
White British51%
White Other15%
Asian13%
Black9%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household20%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent22%
Social rent9%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
37
Local approval rate
50%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
40
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

Development At 120 To 126, Maybank Road, South Woodford28 homes
completed
Land adjacent to, Land adjacent to, Fieldhouse Close, South Woodford, E18 2RJ16 homes
completed
Development Site At 83, Development Site At 83, Churchfields, South Woodford, E18 2RB8 homes
completed
273, 273, St Barnabas Road, Woodford Green, IG87 homes
completed
76 & 76A, 76 & 76A, Gordon Road, South Woodford, E18 1DR4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.5%
Ward turnout
46%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Rosa GomezLabour
Lloyd Jacob DuddridgeLabour
Guy Owen Mansfield WilliamsLabour

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Key facts for E18 1DZ

Full postcodeE18 1DZ
Postcode districtE18
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.597338
Longitude0.030858
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey