Clayhall · Redbridge · Ilford North constituency · 51.58160, 0.05728

IG4 5ER— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 36/100Yield 4.58%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
82
Schools
90
Transport
36
Environment
74
Investment
63

The bottom line

IG4 5ER 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: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG4 5ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for IG4 5ER

🛡️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 5ER 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 · 5 min walk

KS2: 106.8

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 8 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.3 incidents per 1,000 residents

Better than 58% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour27%
Other23%
Vehicle crime7%
Theft5%
Drug offences4%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.1km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area78.8 m²

EPC breakdown

D
2%
E
3%

Based on 5 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£197,000
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2013 · CAGR

+7.6%

Total change

+178%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.4%

per year

Acceleration

-116.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£122k£122k+0%1
Post-dot-com plateau2002–2002£285k£285k+0%1
Help-to-Buy recovery2013–2013£338k£338k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
9.3 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
10 min walk
Redbridge Underground StationCentral
13 min walk
Wanstead Underground StationCentral
26 min walk
Barkingside Underground StationCentral
28 min walk
Newbury Park Underground StationCentral
30 min walk
No bus stops within 400m

28

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria64 min ↑
Waterloo59 min ↑
Canary Wharf50 min ↑
City ★47 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park452m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
The Beehive· yes
452m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.4 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

9 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.1 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

70

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketWhere 2 Save · 954 m
7 tennis courts

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)

1.1km

Post office

Nearby shops

Londis23 m
Fresh & Frozen Bazar29 m
Ashvin Stores34 m
New Bangla Bazar44 m

Nearby cafes

Ice Cream and Tea Parlor533 m
Creams869 m
Smoke & Pepper874 m
Cupp Bubble Tea876 m

Nearby restaurants

Munchies Oriental11 m
Thai Imperial45 m
Zing50 m
Divine Ice Cream132 m

Nearby gyms

Fernford Clubs995 m
Cranbrook Castle Lawn Tennis & Social Club1.2 km

Nearby pharmacies

Munro833 m

Nearby health

Dental Health Centre116 m
Orthodontic Gallery118 m
Inglehurst Dentist Practice184 m
Dewaxify893 m
Food hygiene (5-star)55% of 31

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ADVANCED INVESTMENT MANAGEMENT LLP
BC REAL ESTATE MANAGEMENT LTD
BLUE OCEANS INVESTMENT UK LIMITED
FRESCO SWEETS & BAKERS LTD
ISLA DWELLINGS LTD

+9 more

Investment

Investment grade, yield and market outlook

63

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 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

31.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,706m
Crossrail 2 route8,118m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,329 nationally

2,026

Est. population

3,287/km²

54%

Employed

40%

Degree educated

£43,300

Median income

5.7%

Claimant rate

Inner cityMedium densityEstablished mixed

45

Community stability

Age profile

25%
19%
21%
18%
17%
Under 1825%
18–3419%
35–4921%
50–6418%
65+17%

Tenure

28%
30%
30%
Own outright28%
Own (mortgage)30%
Private rent30%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

16%
56%
White British16%
White Other10%
Asian56%
Black9%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine16%
No car household29%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
50%
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)
15
Largest scheme
96 homes · Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF
Pipeline pressure
NONE

Named schemes (500m)

Former Royal Jersey Laundry Site, 39, Former Royal Jersey Laundry Site, 39, Redbridge Lane East, Barkingside, Essex, IG4 5EU9 homes
completed
26, 26, Radnor Crescent, and land rear of 28 Inglehurst Gardens, IG4 4DU6 homes
completed
2-4, 2-4, Clements Road, Ilford, IG1 1BA5 homes
completed
Land Adjacent 1, Land Adjacent 1, Grasmere Gardens, Clayhall, IG4 5LF3 homes
completed
4a Spurway Parade, 4a Spurway Parade, Woodford Avenue, Ilford, IG2 6UU2 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 5ER

Full postcodeIG4 5ER
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.581600
Longitude0.057277
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
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