Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59730, 0.02084

E18 2PD— Churchfields, Redbridge

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

Under-the-radar value

 

Schools 100%Safety 82/100Transport 36/100Yield 7.64%

Best for: Families

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

Liveability
63
Safety
82
Schools
90
Transport
36
Environment
60
Investment
60

The bottom line

E18 2PD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £220,000 median — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E18 2PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-57.7% vs London avg
vs London income+23.1% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for E18 2PD

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

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“Under-the-radar value”

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How E18 2PD 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 · 2 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 14 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 35 min walk

3 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

90

Road safety score

2

Accidents (5yr)

2

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£220,000

Median sale price

Bottom 25% — 58% below London median

£220,000 is 58% below the London median (£520,000)

+18.6%

This year

Flat

Dominant type

Price history

5-year change
-15.0%
Sales (24 months)6
New build0.0%
Avg flat£220,000
Price per m²£4,151/m²
Price per ft²£386/ft²
Avg floor area54.1 m²

EPC breakdown

B
13%
C
28%
D
2%

Based on 43 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,600

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

4.3×

Price-to-income

£1,101/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£135,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5%

Total change

+347%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.5%

per year

Acceleration

+47.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 96 sales

Property Type Mix

Total: 96 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£72k+26.3%3
Post-dot-com plateau2001–2004£87k£140k+60%3.8
Pre-crash peak2005–2007£159k£165k+4.1%3.3
GFC & correction2008–2012£185k£125k-32.4%2.6
Help-to-Buy recovery2013–2016£151k£220k+45.7%5
Brexit uncertainty2017–2019£233k£275k+18%2.7
Pandemic surge2020–2020£300k£300k+0%3
Rate-rise correction2022–2023£230k£270k+17.4%1.5
Current market2024–2026£228k£255k+12.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
5.3%
District
6.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
9 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
9 min walk
Woodford Underground StationCentral
18 min walk
Snaresbrook Underground StationCentral
23 min walk
Highams Park Rail StationWeaver
24 min walk
Highams ParkNational Rail
24 min walk
No bus stops within 400m

50

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

4.1 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

12

Car parks (800m)

5

EV chargers (800m)

Nearest car park250m
Santander docks (800m)0
Nearest cycle dock4.1 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 waterLOW
Low
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: 10.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.6 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

THE ELMHURST PRACTICE

114 HIGH ROAD, SOUTH WOODFORD, E18 2QS

1 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketInternational Supermarket · 526 m
1 tennis courts5 swimming pools

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

649m

Post office

Nearby shops

Woody Food & Wine95 m
William Webb News325 m
Belgique Patisserie344 m
Woodford Food & Wine479 m

Nearby cafes

HDO89 m
The Canteen Cafe117 m
Dada244 m
Cafe on the Lane398 m

Nearby restaurants

Dynasty88 m
Family Kebab97 m
Prezzo155 m
Grand Trunk Road197 m

Nearby pubs

The George312 m
Lizard Lounge377 m
Slug and Lettuce387 m
The Cricketers530 m

Nearby pharmacies

Churchfield Pharmacy178 m
Allens Pharmacy311 m
Ocean Pharmacy441 m
Boots455 m

Nearby health

The Elmhurst Practice58 m
Queen Mary Practice59 m
Improve Your Smile331 m
Harley Fitzrovia Health355 m
Food hygiene (5-star)66% of 87

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

54.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,943m
Crossrail 2 route5,653m

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%
Price vs London-57.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
14
Local approval rate
78%
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)
64
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£220,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E18 2PD

Full postcodeE18 2PD
Postcode districtE18
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.597296
Longitude0.020835
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