Clayhall · Redbridge · Ilford North constituency · 51.58085, 0.04412

IG4 5PD— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 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
62
Safety
76
Schools
90
Transport
34
Environment
92
Investment
44

The bottom line

IG4 5PD 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 catches: high noise levels nearby and 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG4 5PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for IG4 5PD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG4 5PD 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

Beal High School

Good · Inspected Nov 2021 · 10 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 40 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.5 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+55% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Vehicle crime15%
Anti-social behaviour13%
Robbery6%
Drug offences6%
Burglary3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

8

Incidents (5yr)

Nearest station: LFB Woodford · 3.5km

Crime is +51% above 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£5,384/m²
Price per ft²£500/ft²
Avg floor area116.6 m²

EPC breakdown

C
10%
D
20%
E
6%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 69%Terraced 29%Other 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£291,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 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

1995–2026 · CAGR

+6.2%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-16.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached70.2%
Terraced29.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£204k+126.7%2.8
Post-dot-com plateau2001–2004£174k£262k+50.6%2.8
Pre-crash peak2005–2007£255k£265k+3.9%1.7
GFC & correction2009–2012£310k£332k+7.1%1.5
Help-to-Buy recovery2013–2016£321k£518k+61.2%2.2
Brexit uncertainty2017–2017£579k£579k+0%2
Current market2024–2026£630k£580k-7.9%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+12.7% alpha

Weakest performer

Semi-detached

+0.2% alpha

Terraced+12.7% α
Local
29.4%
District
16.7%
Semi-detached+0.2% α
Local
6.8%
District
6.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Redbridge Underground StationCentral line
6.2 min walk
Manor Park

Nearby stations

Redbridge Underground StationCentral
7 min walk
Wanstead Underground StationCentral
15 min walk
Snaresbrook Underground StationCentral
20 min walk
Gants Hill Underground StationCentral
20 min walk
South Woodford Underground StationCentral
21 min walk
No bus stops within 400m

13

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria64 min ↑
Waterloo62 min ↑
Canary Wharf51 min ↑
City ★49 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

13

Car parks (800m)

2

EV chargers (800m)

Nearest car park377m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.7 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

14 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 712 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketArchies · 1.1 km
2 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)

445m

Post office

Nearby shops

Redbridge Superstore449 m
Carlos's Wines & Spirits572 m
Tharvin's582 m
Jilani Halal Meat & Groceries1.1 km

Nearby cafes

Artful Blend419 m
Café @ No.41.1 km

Nearby restaurants

Great Wall405 m
Dilanis Fish Bar449 m
GG449 m
Clayhall Fish Bar1.1 km

Nearby gyms

Wanstead Leisure Centre794 m

Nearby pharmacies

Day Lewis Pharmacy1.1 km

Nearby health

Dewaxify567 m
Spire London East712 m
Food hygiene (5-star)50% of 16

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AANGEL SECRETARIAL SERVICES LTD
CULTX SOLUTIONS LTD
EDUCATION & TRAINING SERVICES LIMITED
ELLIS LEARNING LTD
ERAY PROPERTY LIMITED

+6 more

Investment

Investment grade, yield and market outlook

44

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 score18/100
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

51.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,171m
Crossrail 2 route7,220m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,112 nationally

1,808

Est. population

3,775/km²

56%

Employed

45%

Degree educated

£43,300

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

23%
22%
19%
19%
17%
Under 1823%
18–3422%
35–4919%
50–6419%
65+17%

Tenure

40%
40%
19%
Own outright40%
Own (mortgage)40%
Private rent19%
Social rent1%
Shared ownership0%

Ethnicity

15%
65%
White British15%
White Other7%
Asian65%
Black3%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine12%
No car household12%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent1%

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)
8
Planning apps (3 years)
6
Local approval rate
63%
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
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)

Development At The Mews 26a, Roding Lane South3 homes
completed
6, 6, Roding Lane South, Ilford, IG4 5NX2 homes
completed
Adjacent 8, Adjacent 8, Vista Drive, Ilford, IG4 5JE1 homes
completed
35, Fernhall Drive, IG4 5BW1 homes
completed
40, Fernhall Drive, Ilford, IG4 5BW, IG4 5BW1 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 5PD

Full postcodeIG4 5PD
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.580849
Longitude0.044123
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