Clayhall · Redbridge · Ilford North constituency · 51.58253, 0.04981

IG4 5PY— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 87/100Transport 31/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
87
Schools
90
Transport
31
Environment
92
Investment
44

The bottom line

IG4 5PY 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: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG4 5PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 5PY

🛡️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 5PY 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 · 5 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 41 min walk

1 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: LFB Woodford · 3.5km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,983/m²
Price per ft²£463/ft²
Avg floor area128.7 m²

EPC breakdown

C
3%
D
13%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 7%Terraced 93%

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£321,750
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, no insulation (assumed)
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

1995–2025 · CAGR

+8.3%

Total change

+979%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

+1.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£168k+180%2.4
Post-dot-com plateau2002–2003£230k£378k+64.1%1
Pre-crash peak2005–2007£308k£325k+5.5%1.7
Help-to-Buy recovery2014–2014£595k£595k+0%1
Pandemic surge2021–2021£614k£614k+0%2
Rate-rise correction2022–2023£648k£680k+5%2
Current market2024–2025£660k£647k-1.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
7%
District
6.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 StationCentral line
8.8 min walk
Manor Park

Nearby stations

Redbridge Underground StationCentral
10 min walk
Gants Hill Underground StationCentral
16 min walk
Wanstead Underground StationCentral
21 min walk
South Woodford Underground StationCentral
23 min walk
Snaresbrook Underground StationCentral
25 min walk
No bus stops within 400m

16

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

4.7 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park346m
Santander docks (800m)0
Nearest cycle dock4.7 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: 11.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.4 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

12 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 676 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketArchies · 864 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)

674m

Post office

Nearby shops

H&S Mini Market472 m
Fresh & Frozen Bazar534 m
Ashvin Stores536 m
Londis542 m

Nearby cafes

Artful Blend672 m
Ice Cream and Tea Parlor780 m
Café @ No.4857 m

Nearby restaurants

Thai Imperial525 m
Munchies Oriental538 m
Zing577 m
Divine Ice Cream654 m

Nearby pharmacies

Day Lewis Pharmacy846 m

Nearby health

Inglehurst Dentist Practice452 m
Dental Health Centre643 m
Orthodontic Gallery644 m
Spire London East676 m
Food hygiene (5-star)44% of 18

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AA'S UTILITIES LTD
ARBAB TRADING LIMITED
BRIGHT HOUSE ENERGY LIMITED
DUXES APPAREL LTD
ROM TRANSIMPEX LTD

+7 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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,533m
Crossrail 2 route7,594m

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

SuburbanHigh 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)
10
Planning apps (3 years)
8
Local approval rate
50%
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)
8
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
Land Adjacent To 25 - 64, Land Adjacent To 25 - 64, Daffodil Gardens, Ilford, IG1 2HZ7 homes
completed
43, 43, Falmouth Gardens, Ilford,3 homes
completed
47A, Highcliffe Gardens, Ilford3 homes
completed
23, 23, Grangeway Gardens, Ilford, IG4 5HN2 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 5PY

Full postcodeIG4 5PY
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.582531
Longitude0.049813
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