Clayhall · Redbridge · Ilford North constituency · 51.57664, 0.05630

IG4 5AS— Clayhall, Redbridge

Location and area intelligence for IG4 5AS, Clayhall, Redbridge

The practical family move

 

Schools 100%Safety 87/100Transport 40/100Yield 4.58%

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
87
Schools
90
Transport
40
Environment
66
Investment
61

The bottom line

IG4 5AS 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 catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

IG4 5AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for IG4 5AS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How IG4 5AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranbrook Primary School

Not yet inspected · 8 min walk

KS2: 107.2

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 13 min walk

P8: +0.63A8: 55.4

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

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.8 incidents per 1,000 residents

Better than 81% of London
→ Stable

-58% vs borough

Crime by type

Violence & sexual offences42%
Anti-social behaviour23%
Vehicle crime13%
Other10%
Drug offences8%
Theft2%
Robbery2%
Burglary0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.8km

Crime is 59% below London average

Property

Prices, sales volume and market trends

Avg floor area110.2 m²

EPC breakdown

C
4%
D
9%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 78%Flat 22%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1997–2019 · CAGR

+4.1%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.7%

per year

Acceleration

-67.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 9 sales

Property Type Mix

Total: 9 sales

Terraced77.8%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£104k£104k+0%1
Post-dot-com plateau2003–2004£250k£292k+16.8%1
Pre-crash peak2005–2005£275k£275k+0%1
Help-to-Buy recovery2014–2015£313k£476k+51.9%1.5
Brexit uncertainty2017–2019£540k£250k-53.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill Underground StationCentral line
7.3 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
9 min walk
Redbridge Underground StationCentral
10 min walk
Wanstead Underground StationCentral
24 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
27 min walk
IlfordNational Rail
27 min walk
No bus stops within 400m

22

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo57 min ↑
Canary Wharf46 min ↑
City ★44 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park133m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
The Beehive· yes
225m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 7.0 km

Energy

Solar: 858 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

7 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketWhere 2 Save · 728 m
12 tennis courts2 sports halls

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)

734m

Post office

Nearby shops

Britex Foods249 m
Ashley's News265 m
H&S Mini Market401 m
Fresh & Frozen Bazar527 m

Nearby cafes

Creams673 m
Smoke & Pepper674 m
Blend 93696 m
Cupp Bubble Tea704 m

Nearby restaurants

Carolines Pizza257 m
Kim Wah265 m
Burger King494 m
Divine Ice Cream517 m

Nearby gyms

Fernford Clubs474 m
Cranbrook Castle Lawn Tennis & Social Club660 m

Nearby pharmacies

Munro721 m

Nearby health

Inglehurst Dentist Practice426 m
Dental Health Centre572 m
Orthodontic Gallery577 m
Dewaxify600 m
Food hygiene (5-star)56% of 39

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

TIARA NEST LTD

Investment

Investment grade, yield and market outlook

61

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score18/100
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

41.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,190m
Crossrail 2 route8,119m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,977 nationally

1,941

Est. population

14,031/km²

60%

Employed

45%

Degree educated

£43,300

Median income

5.4%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

26%
24%
19%
18%
Under 1826%
18–3424%
35–4919%
50–6418%
65+13%

Tenure

34%
38%
24%
Own outright34%
Own (mortgage)38%
Private rent24%
Social rent4%
Rent free1%

Ethnicity

72%
White British8%
White Other9%
Asian72%
Black3%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household17%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent24%
Social rent4%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
12
Local approval rate
44%
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
17 homes · Former Valentines Tennis Club and 12, Former Valentines Tennis Club and 12, Hill View Crescent, Ilford, IG1 3QD
Pipeline pressure
NONE

Named schemes (500m)

Former Valentines Tennis Club and 12, Former Valentines Tennis Club and 12, Hill View Crescent, Ilford, IG1 3QD17 homes
completed
Former Royal Jersey Laundry Site, 39, Former Royal Jersey Laundry Site, 39, Redbridge Lane East, Barkingside, Essex, IG4 5EU9 homes
completed
291C, Eastern Avenue, IG4 5AT9 homes
completed
26, 26, Radnor Crescent, and land rear of 28 Inglehurst Gardens, IG4 4DU6 homes
completed
68, 68, Wanstead Lane, Ilford, IG1 3SE6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.9%
Ward turnout
35%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Prabjit GurmLabour
Kabir MahmudLabour
Jamal UddinLabour

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Compare Redbridge with nearby boroughs:

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Key facts for IG4 5AS

Full postcodeIG4 5AS
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.576644
Longitude0.056303
Parliamentary constituencyIlford North
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