Clayhall · Redbridge · Ilford North constituency · 51.57841, 0.04930

IG4 5BS— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 87/100Transport 48/100Yield 4.58%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
87
Schools
90
Transport
48
Environment
89
Investment
61

The bottom line

IG4 5BS 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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Location

IG4 5BS

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 5BS

🛡️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 5BS 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 · Inspected Jun 2024 · 4 min walk

KS2: 106.8

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 11 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 35 min walk

2 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 3.9km

Crime is 59% below London average

Property

Prices, sales volume and market trends

Avg floor area137.2 m²

EPC breakdown

C
3%
D
6%
E
4%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£343,000
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 (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+8.5%

Total change

+609%

Market Activity

Price Velocity & Acceleration

Current Velocity

+59.2%

per year

Acceleration

+102.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£110k£133k+20.5%1.7
Post-dot-com plateau2001–2002£238k£245k+3.2%1
Pre-crash peak2006–2006£320k£320k+0%1
GFC & correction2009–2009£308k£308k+0%1
Help-to-Buy recovery2015–2016£485k£640k+32%2
Brexit uncertainty2017–2018£860k£490k-43%1
Pandemic surge2021–2021£780k£780k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.4%
District
6.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Redbridge StationCentral line
3.7 min walk
Manor Park

Nearby stations

Redbridge Underground StationCentral
5 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
No bus stops within 400m

12

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★38 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)

1

EV chargers (800m)

Nearest car park289m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
The Beehive· yes
683m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% 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 AONB89% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.9 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

18 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

78

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketArchies · 1.3 km

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)

285m

Post office

Nearby shops

Tharvin's249 m
Carlos's Wines & Spirits259 m
Redbridge Superstore287 m
H&S Mini Market475 m

Nearby cafes

Artful Blend306 m

Nearby restaurants

GG281 m
Dilanis Fish Bar300 m
Great Wall305 m
Munchies Oriental668 m

Nearby health

Dewaxify265 m
Inglehurst Dentist Practice479 m
Dental Health Centre753 m
Orthodontic Gallery757 m
Food hygiene (5-star)57% of 21

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

AK FINANCE & STRATEGY LTD
AURESCENT ESTATES LIMITED
AURESCENT PROPERTIES LTD
FRONTIDA MEDICS LTD
KHRISHARSHINI LIMITED

+2 more

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

45

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,121m
Crossrail 2 route7,610m

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)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
7
Local approval rate
53%
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)
13
Largest scheme
92 homes · PHASE 6, SPORTS GROUND, JUNCTION OF, PHASE 6, SPORTS GROUND, JUNCTION OF, CLAYHALL AVENUE, WOODFORD AVENUE, IG5
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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Key facts for IG4 5BS

Full postcodeIG4 5BS
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.578412
Longitude0.049296
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