Clayhall · Redbridge · Ilford North constituency · 51.58201, 0.04534

IG4 5PG— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 33/100Low yield 2.73%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
76
Schools
90
Transport
33
Environment
92
Investment
32

The bottom line

IG4 5PG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £615,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG4 5PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+18.3% vs London avg
vs London income+3.1% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for IG4 5PG

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

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“The family fortress”

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How IG4 5PG 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 · 6 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 41 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)

1

Incidents (5yr)

Nearest station: LFB Woodford · 3.4km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£615,000

Median sale price

Above London median by 18%

£615,000 is 18% above the London median (£520,000)

+1.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+7.9%
Sales (24 months)5
New build0.0%
Avg detached£585,000
Avg semi-detached£632,500
Avg terraced£742,500
Price per m²£5,775/m²
Price per ft²£536/ft²
Avg floor area108.7 m²

EPC breakdown

B
1%
C
4%
D
14%
E
8%
F
3%

Based on 30 properties · Confidence: high

Street mix

Semi 48%Terraced 43%Detached 9%

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

Stamp duty

Standard buyer£18,250
First-time buyerFTB
£9,500
Additional propertyBTL/2nd
£36,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.2×

Price-to-income

£3,077/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£271,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 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

+5.2%

Total change

+384%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+9.98

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 54 sales

Property Type Mix

Total: 54 sales

Detached9.3%
Semi-detached48.1%
Terraced42.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£127k£186k+46.5%1.8
Post-dot-com plateau2001–2004£190k£323k+69.7%3
Pre-crash peak2005–2007£272k£359k+32%1.7
GFC & correction2008–2010£315k£305k-3.2%1
Help-to-Buy recovery2013–2015£348k£495k+42.4%1.7
Brexit uncertainty2017–2019£517k£515k-0.4%3.3
Pandemic surge2020–2021£520k£570k+9.6%1
Rate-rise correction2022–2022£653k£653k+0%2
Current market2024–2026£660k£615k-6.8%2.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Weakest performer

Terraced

-0.7% alpha

Semi-detached+0.9% α
Local
5.1%
District
4.2%
Terraced-0.7% α
Local
6.5%
District
7.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
7.7 min walk
Manor Park

Nearby stations

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

15

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

4.4 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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park510m
Santander docks (800m)0
Nearest cycle dock4.4 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: 10.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.6 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

13 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 594 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketArchies · 971 m
1 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)

559m

Post office

Nearby shops

Redbridge Superstore562 m
Carlos's Wines & Spirits662 m
Tharvin's667 m
H&S Mini Market732 m

Nearby cafes

Artful Blend539 m
Café @ No.4964 m

Nearby restaurants

Great Wall526 m
GG561 m
Dilanis Fish Bar565 m
Clayhall Fish Bar943 m

Nearby gyms

Wanstead Leisure Centre947 m

Nearby pharmacies

Day Lewis Pharmacy956 m

Nearby health

Spire London East594 m
Dewaxify659 m
Inglehurst Dentist Practice719 m
Clayhall Group Practice1.0 km
Food hygiene (5-star)50% of 18

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
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

ALNOOR SOLUTIONS LTD
BALGHARI LTD
BLACKSTAR HEALTH & MATERIAL SCIENCE LTD
DR. CARPET CLEANING LTD
GLOBAL THALASSEMIA FOUNDATION LTD

+7 more

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score20/100
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

59.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,325m
Crossrail 2 route7,290m

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%
Price vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
7
Local approval rate
57%
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)
9
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)

PHASE 6, SPORTS GROUND, JUNCTION OF, PHASE 6, SPORTS GROUND, JUNCTION OF, CLAYHALL AVENUE, WOODFORD AVENUE, IG592 homes
completed
43, 43, Falmouth Gardens, Ilford,3 homes
completed
Development At The Mews 26a, Roding Lane South3 homes
completed
24, Fowey Avenue, Ilford, IG4 5JT, 24, Fowey Avenue, IG4 5JT1 homes
completed
Adjacent 8, Adjacent 8, Vista Drive, Ilford, IG4 5JE1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£615,000)

£18,250

Standard buyer

£9,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG4 5PG

Full postcodeIG4 5PG
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.582006
Longitude0.045344
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