Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59714, 0.02450

E18 2FF— Churchfields, Redbridge

Location and area intelligence for E18 2FF, Churchfields, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 38/100Yield 3.79%

Best for: Families

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

Liveability
65
Safety
82
Schools
100
Transport
38
Environment
61
Investment
54

The bottom line

E18 2FF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E18 2FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.1% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for E18 2FF

🛡️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 2FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Churchfields Infants' School

Outstanding · Inspected Jul 2024 · 1 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 9 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.8 incidents per 1,000 residents

Better than 59% of London
→ Stable

-14% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour19%
Vehicle crime10%
Burglary10%
Drug offences8%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area59.2 m²

EPC breakdown

B
11%
C
5%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£148,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2022 · CAGR

+4.1%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.4%

per year

Acceleration

+34.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2011£232k£218k-6.2%9.5
Help-to-Buy recovery2014–2015£258k£362k+40.1%2
Brexit uncertainty2018–2019£344k£306k-11.1%2
Rate-rise correction2022–2022£377k£377k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
4.1%
District
3.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
South Woodford Underground StationCentral line
7.4 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
8 min walk
Woodford Underground StationCentral
16 min walk
Snaresbrook Underground StationCentral
23 min walk
Highams Park Rail StationWeaver
26 min walk
Highams ParkNational Rail
26 min walk
No bus stops within 400m

55

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria54 min ↑
Waterloo52 min ↑
Canary Wharf42 min ↓
City ★40 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

13

Car parks (800m)

6

EV chargers (800m)

Nearest car park92m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Epping Forest SSSI — 6.7 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

4 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

29

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketInternational Supermarket · 416 m
1 tennis courts3 swimming pools

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

518m

Post office

Nearby shops

Woody Food & Wine223 m
William Webb News338 m
Woodford Food & Wine463 m
SDA Stores479 m

Nearby cafes

HDO183 m
The Canteen Cafe231 m
Cafe on the Lane309 m
Dada395 m

Nearby restaurants

Prezzo147 m
Dynasty223 m
Family Kebab228 m
Nando's243 m

Nearby pubs

Lizard Lounge294 m
The George298 m
Slug and Lettuce301 m
Red Mantra544 m

Nearby pharmacies

Allens Pharmacy254 m
Churchfield Pharmacy342 m
Boots359 m
Ocean Pharmacy426 m

Nearby health

The Elmhurst Practice197 m
Queen Mary Practice203 m
The Shrubberies Medical Centre265 m
Lily House Consulting Rooms275 m
Food hygiene (5-star)63% of 109

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

TJR BUSINESS SUPPORT SERVICES LTD

Investment

Investment grade, yield and market outlook

54

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

41.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,051m
Crossrail 2 route5,899m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,790 nationally

1,697

Est. population

10,364/km²

63%

Employed

49%

Degree educated

£51,700

Median income

6.0%

Claimant rate

SuburbanHigh densityMixed

35

Community stability

Age profile

23%
26%
25%
14%
Under 1823%
18–3426%
35–4925%
50–6414%
65+12%

Tenure

17%
21%
38%
20%
Own outright17%
Own (mortgage)21%
Private rent38%
Social rent20%
Shared ownership4%

Ethnicity

40%
15%
25%
White British40%
White Other15%
Asian25%
Black8%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household41%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent38%
Social rent20%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
24
Local approval rate
53%
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)
67
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

98-106, 98-106, High Road, South Woodford, E18 2QS482 homes
completed
89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP160 homes
completed
10-14, 10-14, CHURCHFIELDS, E18 2QZ56 homes
completed
COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA48 homes
completed
LAND REAR OF, 43-83, LAND REAR OF, 43-83, CHURCHFIELDS, E1845 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 2FF

Full postcodeE18 2FF
Postcode districtE18
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.597143
Longitude0.024496
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