Clayhall · Redbridge · Ilford North constituency · 51.57761, 0.04880

IG4 5BL— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 89/100Transport 50/100Low yield 2.93%

Best for: Families, Owner-occupiers

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Exceptional for families — top safety and school scores

Liveability
68
Safety
89
Schools
90
Transport
50
Environment
82
Investment
45

Location

IG4 5BL

Key facts for IG4 5BL

Full postcodeIG4 5BL
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.577612
Longitude0.048798
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-92.8% vs London avg

Deep-dive guides for IG4 5BL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG4 5BL 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 · 6 min walk

KS2: 106.8

★★

Secondary

Beal High School

Good · 12 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 34 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

4.7 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences38%
Other25%
Anti-social behaviour13%
Theft13%
Vehicle crime13%
Drug offences0%
Robbery0%
Burglary0%

Road safety

98

Road safety score

2

Accidents (5yr)

Crime is 93% 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 area118.8 m²

EPC breakdown

C
3%
D
4%
E
7%

Based on 14 properties · Confidence: medium

Street mix

Semi 63%Terraced 38%

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£297,000
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 EAnnual charge £2,458
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

🚇
Redbridge Underground StationCentral
4 min walk
🚇
Gants Hill Underground StationCentral
15 min walk
🚇
Wanstead Underground StationCentral
18 min walk
🚇
Snaresbrook Underground StationCentral
24 min walk
🚇
South Woodford Underground StationCentral
27 min walk
🚌1 bus routes · 7 stops within 400m · 29 buses/hr peak

26

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.5 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park200m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
The Beehive· yes
712m

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

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB92% green spaceTree canopy: 70%
More green space than 99% of London

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

CLAYHALL CLINIC

14 CLAYHALL AVENUE, CLAYHALL, IG5 0LG

19 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketArchies · 1.4 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

215m

Post office

Nearby shops

Tharvin's154 m
Carlos's Wines & Spirits163 m
Redbridge Superstore215 m
H&S Mini Market548 m

Nearby cafes

Artful Blend243 m

Nearby restaurants

GG209 m
Dilanis Fish Bar229 m
Great Wall246 m
Carolines Pizza722 m

Nearby health

Dewaxify170 m
Inglehurst Dentist Practice555 m
Dental Health Centre827 m
Orthodontic Gallery831 m
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BR SPECIALIST LIMITED
CRIS&ROX LTD
DADWAL ESTATES LTD
FRESH & RAIN LTD
GATEWAY HOUSING SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

45

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 moderate.

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

49.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,027m
Crossrail 2 route7,589m

Demographics

22 Apr

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

4.5%

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)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
8
Local approval rate
60%
Borough approval rate
73%
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)
13
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)

Land Adjacent To 25 - 64, Land Adjacent To 25 - 64, Daffodil Gardens, Ilford, IG1 2HZ7 homes
completed
110, 110, George Lane, South Woodford, E18 1AE5 homes
completed
47A, Highcliffe Gardens, Ilford3 homes
completed
43, 43, Falmouth Gardens, Ilford,3 homes
completed
Development At The Mews 26a, Roding Lane South3 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 5BL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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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
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
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
street profile8 Jun
water provider9 Jun
companies house18 Apr
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