Clayhall · Redbridge · Ilford North constituency · 51.57697, 0.04476

IG4 5BG— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 83/100Transport 52/100Low yield 2.93%

Best for: Families, Owner-occupiers

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Exceptional for families — top safety and school scores

Liveability
66
Safety
83
Schools
90
Transport
52
Environment
84
Investment
48

Location

IG4 5BG

Key facts for IG4 5BG

Full postcodeIG4 5BG
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.576972
Longitude0.044757
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-88.2% vs London avg

Deep-dive guides for IG4 5BG

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG4 5BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Redbridge Primary School

Good · 8 min walk

KS2: 106.8

—

Secondary

Wanstead High School

Not yet inspected · 8 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 35 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

7.6 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 30.0%

from a low base — still below London average

-10% vs borough

Crime by type

Other31%
Anti-social behaviour23%
Violence & sexual offences23%
Theft8%
Vehicle crime8%
Burglary8%
Drug offences0%
Robbery0%

Road safety

78

Road safety score

22

Accidents (5yr)

Crime is 88% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area28.6 m²

EPC breakdown

D
6%
E
3%

Based on 9 properties · Confidence: low

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£71,500
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, no insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
🚇
Redbridge Underground StationCentral line
1.1 min walk
🚂
Manor Park

Nearby stations

🚇
Redbridge Underground StationCentral
1 min walk
🚇
Wanstead Underground StationCentral
14 min walk
🚇
Gants Hill Underground StationCentral
19 min walk
🚇
Snaresbrook Underground StationCentral
21 min walk
🚇
South Woodford Underground StationCentral
26 min walk
🚌1 bus routes · 4 stops within 400m · 22 buses/hr peak

25

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria68 min ↑
Waterloo57 min ↑
Canary Wharf44 min ↓
City ★41 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park60m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed300 Mbps
Median download300 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
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: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.1 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

PELC REDBRIDGE OOH

UNIT 3, BOURNE COURT, UNITY TRADING ESTATE, IG8 8HD

20 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketArchies · 1.5 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

77m

Post office

Nearby shops

Redbridge Superstore77 m
Carlos's Wines & Spirits229 m
Tharvin's252 m

Nearby cafes

Artful Blend47 m

Nearby restaurants

Great Wall50 m
Dilanis Fish Bar64 m
GG84 m

Nearby gyms

Wanstead Leisure Centre592 m

Nearby health

Dewaxify217 m
Spire London East1.1 km
Food hygiene (5-star)47% of 15

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

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.93%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.93% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score16/100
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

42.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,823m
Crossrail 2 route7,324m

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,682 nationally

1,723

Est. population

9,923/km²

57%

Employed

48%

Degree educated

£43,300

Median income

5.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

46

Community stability

Age profile

25%
24%
20%
17%
15%
Under 1825%
18–3424%
35–4920%
50–6417%
65+15%

Tenure

37%
27%
34%
Own outright37%
Own (mortgage)27%
Private rent34%
Social rent2%
Shared ownership0%

Ethnicity

70%
White British9%
White Other10%
Asian70%
Black4%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine16%
No car household24%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent34%
Social rent2%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
Local approval rate
82%
Borough approval rate
73%
Historic landfill (400m)
1
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
7 homes · Land Adjacent To 25 - 64, Land Adjacent To 25 - 64, Daffodil Gardens, Ilford, IG1 2HZ
Pipeline pressure
NONE

Named schemes (500m)

Development At The Mews 26a, Roding Lane South3 homes
completed
6, 6, Roding Lane South, Ilford, IG4 5NX2 homes
completed
141, 141, Eastern Avenue, IG42 homes
completed
Development At 148, Eastern Avenue, Ilford2 homes
completed
38, Studley Drive, IG4 5AJ1 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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The bottom line

IG4 5BG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

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Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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