Clayhall · Redbridge · Ilford North constituency · 51.58217, 0.05505

IG4 5LG— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 87/100Transport 34/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
87
Schools
90
Transport
34
Environment
74
Investment
48

The bottom line

IG4 5LG 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 5LG

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-56.0% vs London avg

Deep-dive guides for IG4 5LG

🛡️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 5LG 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 · 3 min walk

KS2: 106.8

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 6 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.5 incidents per 1,000 residents

Better than 80% of London
→ Stable

-55% vs borough

Crime by type

Violence & sexual offences30%
Vehicle crime25%
Anti-social behaviour23%
Other13%
Burglary4%
Drug offences2%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.3km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG4 district median

£118,000

Based on 21 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,645/m²
Price per ft²£524/ft²
Avg floor area110.1 m²

EPC breakdown

C
3%
D
15%
E
4%

Based on 22 properties · Confidence: medium

Street mix

Semi 11%Terraced 85%Detached 2%Flat 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,250
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, 100 mm loft insulation
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

1996–2025 · CAGR

+7.2%

Total change

+644%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

+18.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 45 sales

Property Type Mix

Total: 45 sales

Detached2.2%
Semi-detached11.1%
Terraced86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£86k£155k+80.2%2.5
Post-dot-com plateau2001–2004£170k£250k+47.1%2.2
Pre-crash peak2006–2007£262k£396k+51%3
GFC & correction2008–2012£320k£380k+18.8%1.8
Help-to-Buy recovery2013–2016£380k£540k+42.1%2.3
Brexit uncertainty2017–2018£300k£560k+86.7%1
Current market2024–2025£550k£640k+16.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.9%
District
7.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Redbridge StationCentral line
10.6 min walk
Ilford

Nearby stations

Redbridge Underground StationCentral
12 min walk
Gants Hill Underground StationCentral
12 min walk
Wanstead Underground StationCentral
25 min walk
South Woodford Underground StationCentral
28 min walk
Snaresbrook Underground StationCentral
29 min walk
No bus stops within 400m

25

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

6

Car parks (800m)

0

EV chargers (800m)

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

Nearby car parks

🅿️
The Beehive· yes
571m

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: 11.3 km away✗ Not Green Belt✗ Not AONB41% 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

CLAYHALL CLINIC

14 CLAYHALL AVENUE, CLAYHALL, IG5 0LG

13 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 971 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketArchies · 978 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)

859m

Post office

Nearby shops

Ashvin Stores171 m
Fresh & Frozen Bazar180 m
Londis185 m
New Bangla Bazar211 m

Nearby cafes

Ice Cream and Tea Parlor541 m
Artful Blend872 m
Café @ No.4970 m

Nearby restaurants

Thai Imperial160 m
Munchies Oriental176 m
Zing217 m
Divine Ice Cream298 m

Nearby gyms

Fernford Clubs1.1 km

Nearby pharmacies

Day Lewis Pharmacy958 m

Nearby health

Inglehurst Dentist Practice194 m
Dental Health Centre280 m
Orthodontic Gallery281 m
Dewaxify833 m
Food hygiene (5-star)61% of 31

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CAFÉ-COUTURE STUDIOS LTD
CHELKA INVESTMENTS LIMITED
K SMILE LTD
REASSURE PROPERTIES LTD
RUPA'S PROPERTIES LTD

+3 more

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.

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,684m
Crossrail 2 route7,959m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,693 nationally

1,858

Est. population

11,654/km²

56%

Employed

44%

Degree educated

£43,300

Median income

3.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

56

Community stability

Age profile

25%
19%
23%
18%
14%
Under 1826%
18–3419%
35–4923%
50–6418%
65+14%

Tenure

39%
41%
20%
Own outright39%
Own (mortgage)41%
Private rent20%
Social rent1%

Ethnicity

72%
White British9%
White Other6%
Asian72%
Black3%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine14%
No car household8%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent20%
Social rent1%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
36%
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)
12
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
61 Stoneleigh Court, 61 Stoneleigh Court, Herent Drive, Clayhall, IG5 0HX8 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 5LG

Full postcodeIG4 5LG
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.582169
Longitude0.055051
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