Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59966, 0.01463

E18 2PQ— Churchfields, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 26/100Yield 3.79%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
82
Schools
90
Transport
26
Environment
83
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

E18 2PQ

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-10.0% vs London avg

Deep-dive guides for E18 2PQ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E18 2PQ 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 · 7 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 11 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.8 incidents per 1,000 residents

Better than 55% of London
→ Stable

-8% vs borough

Crime by type

Other22%
Violence & sexual offences20%
Vehicle crime18%
Anti-social behaviour15%
Burglary11%
Drug offences10%
Theft3%
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 · 1.3km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area65.6 m²

EPC breakdown

B
1%
C
5%
D
1%

Based on 7 properties · Confidence: low

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£164,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2004 · CAGR

+2.3%

Total change

+2%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£215k£220k+2.3%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.4% alpha

Flat/maisonette-4.4% α
Local
2.3%
District
6.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
14.8 min walk
Highams Park

Nearby stations

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

19

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

4.1 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)

3

EV chargers (800m)

Nearest car park317m
Santander docks (800m)0
Nearest cycle dock4.1 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: 10.7 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.2 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 · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

4

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 (395 m)

Nearest supermarketInternational Supermarket · 1.0 km
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)

1.3km

Post office

Nearby shops

Belgique Patisserie360 m
Woody Food & Wine587 m
William Webb News775 m
Woodford Food & Wine914 m

Nearby cafes

Dada383 m
HDO593 m
The Canteen Cafe601 m
Cafe on the Lane884 m

Nearby restaurants

Lokkum Bar & Grill94 m
Jamuna357 m
Grand Trunk Road401 m
The Mohabir404 m

Nearby pubs

The Cricketers395 m
The George780 m
Lizard Lounge863 m
Slug and Lettuce872 m

Nearby pharmacies

Churchfield Pharmacy410 m
Allens Pharmacy797 m
Ocean Pharmacy882 m

Nearby health

Harley Fitzrovia Health354 m
Improve Your Smile388 m
Queen Mary Practice542 m
The Elmhurst Practice551 m
Food hygiene (5-star)84% of 25

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

49

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

38.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,964m
Crossrail 2 route5,288m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,079 nationally

1,549

Est. population

11,669/km²

68%

Employed

56%

Degree educated

£51,700

Median income

0.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

24%
16%
24%
21%
15%
Under 1824%
18–3416%
35–4924%
50–6421%
65+15%

Tenure

34%
41%
22%
Own outright34%
Own (mortgage)41%
Private rent22%
Social rent3%
Rent free0%

Ethnicity

60%
14%
White British60%
White Other10%
Asian14%
Black5%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household19%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent22%
Social rent3%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
2
Local approval rate
73%
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)
10
Largest scheme
48 homes · COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA
Pipeline pressure
NONE

Named schemes (500m)

19-25, 19-25, Carnarvon Road, London, E18 2NT7 homes
completed
23-25, 25A, Derby Road, South Woodford, E18 2PZ3 homes
completed
Development At 56 And 56a, Chelmsford Road, South Woodford2 homes
completed
73B, 73B, Chelmsford Road, South Woodford, London, E18 2PR2 homes
completed
Development At 58, Fullers Road, South Woodford,, South Woodford2 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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Compare Redbridge with nearby boroughs:

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Key facts for E18 2PQ

Full postcodeE18 2PQ
Postcode districtE18
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.599660
Longitude0.014630
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