Clayhall · Redbridge · Ilford North constituency · 51.58404, 0.04762
IG4 5PT— Clayhall, Redbridge Location and area intelligence for IG4 5PT, Clayhall, Redbridge The family fortress
Schools 100% Safety 89/100 Transport 36/100 Low yield 2.93%
Best for: Families, Owner-occupiers
Top schools, limited transport — ideal for car-owning families
IG4 5PT 67 Liveability 89 Safety 36 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Weak Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for IG4 5PT Full postcode IG4 5PT
Postcode district IG4
Borough London Borough of Redbridge
Ward Clayhall
Latitude 51.584044
Longitude 0.047615
Parliamentary constituency Ilford North
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Suburban
High Owner occupiers / families
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for IG4 5PT
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🎓 School Smart 🌿 Green Lung 🔒 Very Safe
“The family fortress”
Schools 18 Apr Nearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
Redbridge Primary School
Good · 5 min walk
KS2: 106.8
★★
Secondary
Beal High School
Good · 4 min walk
P8: +0.63 A8: 55.4
100% of local schools rated Good or Outstanding
Childcare
Childcare
Sheringham Nursery School & Children's Centre
Not inspected · 43 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
4.7 incidents per 1,000 residents
Crime by type
Violence & sexual offences 38%
Crime is 93% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 44 properties · Confidence: high
Street mix
Semi 85% Terraced 15%
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 858 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £278,000
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era 1950-1966
Walls Cavity wall, as built, no insulation (assumed)
Roof Pitched, no insulation (assumed)
Heating fuel mains gas (not community)
Glazing Fully double glazed
Council tax band Band E Annual charge £2,458
Price growth potential Moderate
Transport 1 May Public transport accessibility and links
🚇 Redbridge Station Central line
10.4 min walk Nearby stations
🚇 Redbridge Underground Station Central
11 min walk 🚇 Gants Hill Underground Station Central
19 min walk 🚇 Wanstead Underground Station Central
20 min walk 🚇 South Woodford Underground Station Central
21 min walk 🚇 Snaresbrook Underground Station Central
23 min walk 🚌 1 bus routes · 5 stops within 400m · 6 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Nearest car park 279m
Santander docks (800m) 0
Nearest cycle dock 4.7 km
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 500 Mbps
Median download 450 Mbps
Superfast coverage 100%
All operators 5G 96%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Air quality LOW
NO₂: 26.0 µg/m³ · PM2.5: 7.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 11.0 km away ✗ Not Green Belt ✗ Not AONB 100% green space Tree canopy: 70%
Nearest SSSI: Roding Valley Meadows SSSI — 6.3 km
Energy
Solar: 858 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 857.8 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
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
10 min walk
Nearest hospital Spire London East · 450 m
Nearest A&E BARKING, 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
Nearest supermarket Archies · 711 m
Nearby shops
Jilani Halal Meat & Groceries 689 m
H&S Mini Market 694 m
Ashvin Stores 725 m
Fresh & Frozen Bazar 734 m
Nearby cafes
Café @ No.4 704 m
Artful Blend 781 m
Nearby restaurants
Clayhall Fish Bar 678 m
Jilani Thai & Grill 687 m
Jilani Chicken & Chips 693 m
Deli Bites and Desserts 699 m
Nearby health
Spire London East 450 m
Inglehurst Dentist Practice 673 m
Clayhall Group Practice 784 m
Dewaxify 866 m
Food hygiene (5-star) 61% of 18
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 194
High street
E High street health
Registered businesses
ARA COMMS UK LTD
CABE ELECTRICAL CONTRACTORS LTD
CEPTIONAL ART C.I.C.
HAFAYM LTD
KHALSA AUTOMOBILE ENGINEERING LIMITED
+5 more
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.93%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Avg monthly rent £1,400 London avg: £1,950/mo
Gross yield 2.93% (low) London avg: 3.8% Gentrification score 19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 194
Rental market
Mixed owner / renter Tenant profile
Future outlook
C
Medium Development pressure
Low-deprivation area
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 13,600m
Crossrail 2 route 7,430m
Demographics 22 Apr Population, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 28,693 nationally
1,858
Est. population
11,654/km²
Suburban High density Owner occupiers / families
Employment & lifestyle
Managerial / professional 32%
Routine / semi-routine 14%
No car household 8%
Unemployed 4%
No qualifications 15%
Housing tenure (Census 2021)
Planning Conservation areas and development
Live planning apps (800m) 5
Development activity medium
Major developments (800m) 0
Planning apps (12 months) 30
Historic landfill (400m) 2
CIL rate (residential) £110/m²
Japanese knotweed sites (400m) 0
Housing pipeline (800m)
Largest scheme 92 homes · PHASE 6, SPORTS GROUND, JUNCTION OF, PHASE 6, SPORTS GROUND, JUNCTION OF, CLAYHALL AVENUE, WOODFORD AVENUE, IG5
Named schemes (500m)
PHASE 6, SPORTS GROUND, JUNCTION OF, PHASE 6, SPORTS GROUND, JUNCTION OF, CLAYHALL AVENUE, WOODFORD AVENUE, IG5 92 homes
completed 43, 43, Falmouth Gardens, Ilford, 3 homes
completed 45, Mighell Avenue, Ilford, IG4 5JW, IG4 5JW 1 homes
completed Land adjoining, 46, Land adjoining, 46, Bergholt Avenue, IG4 5NE 1 homes
completed 24, Fowey Avenue, Ilford, IG4 5JT, 24, Fowey Avenue, IG4 5JT 1 homes
completed
Politics Local councillors and MP
Councillors
Prabjit Gurm Labour
Kabir Mahmud Labour
Jamal Uddin Labour
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The bottom line
IG4 5PT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.
Less suited to Car-free commuters.
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Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
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Frequently asked questions What borough is IG4 5PT in? How good is transport in IG4 5PT? What are the schools like near IG4 5PT? What is the liveability score for IG4 5PT?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
noise 24 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
parking 4 May
schools 1 May
streets 18 Apr
planning 1 Jun
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 18 Apr
ethnicity 7 Jun
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 18 Apr
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
street profile 8 Jun
water provider 9 Jun
companies house 18 Apr
housing pipeline 18 Apr
population density 18 Apr
surface water flood 18 Apr
Trusted official data sources Office for
National Statistics