Clayhall · Redbridge · Ilford North constituency · 51.57770, 0.04557

IG4 5JB— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 50/100Yield 4.58%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
64
Safety
81
Schools
90
Transport
50
Environment
92
Investment
64

The bottom line

IG4 5JB 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 5JB

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-6.0% vs London avg

Deep-dive guides for IG4 5JB

🛡️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 5JB 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 · 7 min walk

KS2: 106.8

—

Secondary

Wanstead High School

Not yet inspected · 9 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

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

13 Jul

Crime rates and local incidents

Low crime

60.9 incidents per 1,000 residents

Better than 53% of London
→ Stable

-4% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour16%
Vehicle crime13%
Theft8%
Burglary8%
Robbery6%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 3.8km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area123.2 m²

EPC breakdown

C
4%
D
12%
E
6%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 63%Terraced 30%Detached 4%Flat 4%

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£308,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.8%

Total change

+580%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

+10.83

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 27 sales

Property Type Mix

Total: 27 sales

Detached3.7%
Semi-detached63%
Terraced29.6%
Flat/maisonette3.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£130k+48.6%1.8
Post-dot-com plateau2002–2004£273k£347k+27.1%2
Pre-crash peak2006–2006£340k£340k+0%4
GFC & correction2008–2011£413k£339k-18%1
Help-to-Buy recovery2013–2016£405k£600k+48.1%1
Brexit uncertainty2018–2019£565k£550k-2.7%1.5
Current market2024–2024£595k£595k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.5% alpha

Semi-detached+1.5% α
Local
12.8%
District
11.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Redbridge Underground StationCentral
2 min walk
Wanstead Underground StationCentral
15 min walk
Gants Hill Underground StationCentral
18 min walk
Snaresbrook Underground StationCentral
21 min walk
South Woodford Underground StationCentral
25 min walk
No bus stops within 400m

21

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

4.3 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)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park87m
Santander docks (800m)0
Nearest cycle dock4.3 km

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: 10.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.0 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

PELC REDBRIDGE OOH

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

19 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 · 9.3 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
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

81m

Post office

Nearby shops

Redbridge Superstore85 m
Carlos's Wines & Spirits225 m
Tharvin's242 m
H&S Mini Market743 m

Nearby cafes

Artful Blend62 m

Nearby restaurants

Great Wall51 m
GG85 m
Dilanis Fish Bar86 m

Nearby gyms

Wanstead Leisure Centre671 m

Nearby health

Dewaxify217 m
Inglehurst Dentist Practice746 m
Spire London East1.1 km
Food hygiene (5-star)53% of 19

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
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

ARCHWAY ROAD DEVELOPMENTS LTD
AZTEK 24 LTD
BENI BEAR LTD
ESHTECH LIMITED
HA HEALTH & EDUCATION LTD

+6 more

Investment

Investment grade, yield and market outlook

64

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

38.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,921m
Crossrail 2 route7,366m

Demographics

16 Jun

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

4.7%

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)
9
Planning apps (3 years)
7
Local approval rate
56%
Borough approval rate
64%
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
43, 43, Falmouth Gardens, Ilford,3 homes
completed
Development At 148, Eastern Avenue, Ilford2 homes
completed
141, 141, Eastern Avenue, IG42 homes
completed
6, 6, Roding Lane South, Ilford, IG4 5NX2 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 5JB

Full postcodeIG4 5JB
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.577704
Longitude0.045570
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