Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59720, 0.01345

E18 2LJ— Churchfields, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 28/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
90
Transport
28
Environment
88
Investment
42

The bottom line

E18 2LJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E18 2LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+23.1% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for E18 2LJ

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

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“The family fortress”

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How E18 2LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Churchfields Junior School

Not yet inspected · Inspected Oct 2024 · 8 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 15 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.4 incidents per 1,000 residents

Better than 66% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences28%
Vehicle crime22%
Anti-social behaviour20%
Other11%
Drug offences9%
Burglary7%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.6km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,671/m²
Price per ft²£620/ft²
Avg floor area87.1 m²

EPC breakdown

C
9%
D
31%
E
7%

Based on 47 properties · Confidence: high

Street mix

Semi 10%Terraced 60%Detached 2%Flat 28%

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£217,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+6.7%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.8%

per year

Acceleration

-166.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 138 sales

Property Type Mix

Total: 138 sales

Detached2.2%
Semi-detached9.4%
Terraced63%
Flat/maisonette25.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£113k+49.2%6.2
Post-dot-com plateau2001–2004£162k£233k+43.5%7.8
Pre-crash peak2005–2007£240k£300k+25%8
GFC & correction2008–2012£350k£332k-5.3%4
Help-to-Buy recovery2013–2016£378k£643k+70.2%2.2
Brexit uncertainty2017–2019£573k£630k+10%2.3
Pandemic surge2021–2021£638k£638k+0%5
Rate-rise correction2022–2023£430k£290k-32.5%1
Current market2024–2025£705k£538k-23.8%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+1.9% α
Local
10.3%
District
8.4%
Semi-detached+0.6% α
Local
3.4%
District
2.8%
Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

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
13.5 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
14 min walk
Highams Park Rail StationWeaver
20 min walk
Highams ParkNational Rail
20 min walk
Wood Street Rail StationWeaver
20 min walk
Woodford Underground StationCentral
22 min walk
No bus stops within 400m

21

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria60 min ↑
Waterloo58 min ↑
Canary Wharf48 min ↑
City ★45 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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park499m
Santander docks (800m)0
Nearest cycle dock3.9 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.4 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

THE ELMHURST PRACTICE

114 HIGH ROAD, SOUTH WOODFORD, E18 2QS

7 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (652 m)

Nearest supermarketInternational Supermarket · 915 m
5 swimming pools

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)

1.0km

Post office

Nearby shops

Belgique Patisserie555 m
Woody Food & Wine558 m
William Webb News672 m
Woodford Food & Wine781 m

Nearby cafes

Dada527 m
The Canteen Cafe562 m
HDO586 m

Nearby restaurants

Lokkum Bar & Grill358 m
Jamuna510 m
Grand Trunk Road518 m
The Mohabir551 m

Nearby pubs

The Cricketers652 m
The George693 m
Lizard Lounge786 m
Slug and Lettuce795 m

Nearby pharmacies

Churchfield Pharmacy517 m
Allens Pharmacy728 m
Ocean Pharmacy759 m

Nearby health

Harley Fitzrovia Health555 m
Queen Mary Practice567 m
The Elmhurst Practice569 m
Improve Your Smile574 m
Food hygiene (5-star)88% of 17

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

NICHOLLSWOOD COACHING LTD
PETRUTENTIS LTD
VEGISTRAW LTD
WINNOW ARCHIVE LIMITED

Investment

Investment grade, yield and market outlook

42

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 score18/100
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

49.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,685m
Crossrail 2 route5,148m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,670 nationally

1,917

Est. population

12,516/km²

69%

Employed

54%

Degree educated

£51,700

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

44

Community stability

Age profile

23%
21%
27%
19%
Under 1824%
18–3421%
35–4927%
50–6419%
65+11%

Tenure

27%
34%
33%
Own outright27%
Own (mortgage)34%
Private rent33%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

47%
17%
17%
White British47%
White Other17%
Asian17%
Black6%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household26%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent33%
Social rent5%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
5
Local approval rate
60%
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)
16
Largest scheme
48 homes · COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGES SITE, FORMER GARAGES SITE, GROVE END, E1812 homes
completed
19-25, 19-25, Carnarvon Road, London, E18 2NT7 homes
completed
Development At 56 And 56a, Chelmsford Road, South Woodford2 homes
completed
Land at 72, Land at 72, Walpole Road, London, E18 2LL2 homes
completed
73B, 73B, Chelmsford Road, South Woodford, London, E18 2PR2 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 2LJ

Full postcodeE18 2LJ
Postcode districtE18
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.597198
Longitude0.013452
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