Clayhall · Redbridge · Ilford North constituency · 51.58842, 0.06076

IG5 0BH— Clayhall, Redbridge

Location and area intelligence for IG5 0BH, Clayhall, Redbridge

The family fortress

 

Schools 100%Safety 85/100Transport 27/100Low yield 2.90%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
85
Schools
90
Transport
27
Environment
70
Investment
42

The bottom line

IG5 0BH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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

IG5 0BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for IG5 0BH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG5 0BH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parkhill Infants' School

Good · Inspected Oct 2023 · 2 min walk

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 7 min walk

P8: -0.29A8: 40.0

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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.2 incidents per 1,000 residents

Better than 71% of London
→ Stable

-38% vs borough

Crime by type

Violence & sexual offences41%
Anti-social behaviour23%
Other20%
Vehicle crime12%
Burglary3%
Robbery1%
Drug offences0%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.6km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area159.8 m²

EPC breakdown

C
2%
D
7%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 86%Detached 14%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£399,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2018 · CAGR

+8%

Total change

+407%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.9%

per year

Acceleration

-4.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Detached14.3%
Semi-detached85.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£138k£227k+64.7%1.7
Post-dot-com plateau2001–2002£240k£263k+9.6%2
Pre-crash peak2006–2007£323k£364k+12.9%1
GFC & correction2011–2011£442k£442k+0%1
Brexit uncertainty2017–2018£565k£700k+23.9%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Semi-detached+1.1% α
Local
14.8%
District
13.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gants Hill Underground StationCentral line
16.2 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
17 min walk
Redbridge Underground StationCentral
22 min walk
Barkingside Underground StationCentral
24 min walk
Fairlop Underground StationCentral
28 min walk
South Woodford Underground StationCentral
29 min walk
No bus stops within 400m

16

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria66 min ↑
Waterloo61 min ↑
Canary Wharf52 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park567m
Santander docks (800m)0
Nearest cycle dock5.6 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: 12.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.6 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

CLAYHALL CLINIC

14 CLAYHALL AVENUE, CLAYHALL, IG5 0LG

9 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Unicorn (411 m)

No restaurants within 800m — nearest: Clayhall Fish Bar (748 m)

Nearest supermarketArchies · 795 m
8 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)

634m

Post office

Nearby shops

Judiya Enterprises605 m
Co-op Food622 m
Green Shop629 m
Jilani Halal Meat & Groceries755 m

Nearby cafes

Ice Cream and Tea Parlor263 m

Nearby restaurants

Clayhall Fish Bar748 m
Jilani Thai & Grill750 m
Thai Imperial752 m
Jilani Chicken & Chips772 m

Nearby pubs

The Unicorn411 m

Nearby health

Longwood611 m
Clayhall Group Practice757 m
Orthodontic Gallery774 m
Dental Health Centre778 m
Food hygiene (5-star)89% of 9

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DAMSON JELLY LTD
TEAHATTER LTD

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

37.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,484m
Crossrail 2 route8,327m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,769 nationally

1,759

Est. population

9,477/km²

58%

Employed

45%

Degree educated

£43,300

Median income

4.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

62

Community stability

Age profile

25%
19%
22%
19%
15%
Under 1825%
18–3419%
35–4922%
50–6419%
65+15%

Tenure

36%
52%
Own outright36%
Own (mortgage)52%
Private rent11%
Social rent1%

Ethnicity

71%
White British11%
White Other5%
Asian71%
Black3%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household8%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent11%
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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
22
Local approval rate
56%
Borough approval rate
64%
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)
34
Largest scheme
96 homes · Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF
Pipeline pressure
NONE

Named schemes (500m)

Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF96 homes
completed
140, 140, Clayhall Avenue, Clayhall, IG5 0LE2 homes
completed
Development Site Rear Of 43 To 49, Development Site Rear Of 43 To 49, Stoneleigh Road, Ilford, IG5 0JB1 homes
completed
132, Herent Drive, Clayhall, IG5 0HH1 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 IG5 0BH

Full postcodeIG5 0BH
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.588418
Longitude0.060761
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