Clayhall · Redbridge · Ilford North constituency · 51.58490, 0.05282

IG4 5LR— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 32/100~5% 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
60
Safety
82
Schools
90
Transport
32
Environment
78
Investment
50

The bottom line

IG4 5LR offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 5LR

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 5LR

🛡️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 5LR 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 · 2 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 · 44 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 3.4km

Crime is 15% 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£3,920/m²
Price per ft²£364/ft²
Avg floor area146.7 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Terraced 100%

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£366,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+604%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

+20.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£225k+177.8%1
Post-dot-com plateau2002–2004£226k£278k+22.7%1.5
Pre-crash peak2006–2006£248k£248k+0%1
Help-to-Buy recovery2016–2016£748k£748k+0%1
Current market2024–2025£580k£570k-1.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

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
12.7 min walk
Ilford

Nearby stations

Redbridge Underground StationCentral
14 min walk
Gants Hill Underground StationCentral
16 min walk
South Woodford Underground StationCentral
24 min walk
Wanstead Underground StationCentral
25 min walk
Snaresbrook Underground StationCentral
28 min walk
No bus stops within 400m

26

Walkability score

50

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park124m
Santander docks (800m)0
Nearest cycle dock5.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.1 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

9 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 687 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketArchies · 639 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

1

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Ashvin Stores466 m
Fresh & Frozen Bazar502 m
Londis502 m
New Bangla Bazar518 m

Nearby cafes

Ice Cream and Tea Parlor478 m
Café @ No.4632 m
Artful Blend1.0 km

Nearby restaurants

Thai Imperial449 m
Munchies Oriental485 m
Zing526 m
Clayhall Fish Bar586 m

Nearby pharmacies

Day Lewis Pharmacy620 m

Nearby health

Inglehurst Dentist Practice528 m
Orthodontic Gallery566 m
Dental Health Centre568 m
Clayhall Group Practice680 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

C & J TRADING (UK) LIMITED
JAZ MANAGEMENT SOLUTIONS LTD
PRIMEXEN LIMITED
PRUTHI LETTINGS LIMITED
SM DISRUPTORS LIMITED

Investment

Investment grade, yield and market outlook

50

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

High

Demand

Low

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

45.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,866m
Crossrail 2 route7,785m

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)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
38%
Borough approval rate
64%
Historic landfill (400m)
2
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)
2
Largest scheme
96 homes · Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent Stoneleigh Court, Land adjacent Stoneleigh Court, Stoneleigh Road, Herent Drive, Clayhall, IG566 homes
completed
61 Stoneleigh Court, 61 Stoneleigh Court, Herent Drive, Clayhall, IG5 0HX8 homes
completed
Land adjoining, 46, Land adjoining, 46, Bergholt Avenue, IG4 5NE1 homes
completed
17, Ridgeway Gardens, IG4 5HJ1 homes
completed
Adjacent to, 1, Adjacent to, 1, Marlborough Drive, IG51 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 5LR

Full postcodeIG4 5LR
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.584897
Longitude0.052822
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
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