Clayhall · Redbridge · Ilford North constituency · 51.58786, 0.06380

IG5 0DA— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100Low yield 2.90%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
80
Schools
90
Transport
24
Environment
64
Investment
39

The bottom line

IG5 0DA 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 0DA

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+0.0% vs London avg

Deep-dive guides for IG5 0DA

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG5 0DA 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 · 1 min walk

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 8 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 · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.8 incidents per 1,000 residents

Better than 50% of London
→ Stable

+2% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour19%
Vehicle crime11%
Burglary6%
Robbery4%
Drug offences3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.4km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area112.6 m²

EPC breakdown

C
3%
D
15%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 40%Terraced 60%

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£281,500
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, 25 mm loft insulation
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

1995–2022 · CAGR

+7.3%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.6%

per year

Acceleration

+40.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached40%
Terraced60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£125k+38.1%1.8
Post-dot-com plateau2002–2002£190k£190k+0%1
Pre-crash peak2005–2007£299k£332k+11.2%1.7
GFC & correction2011–2011£345k£345k+0%1
Help-to-Buy recovery2013–2016£397k£575k+44.8%1
Brexit uncertainty2019–2019£499k£499k+0%2
Pandemic surge2021–2021£460k£460k+0%1
Rate-rise correction2022–2022£610k£610k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.6% alpha

Semi-detached-1.6% α
Local
10%
District
11.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gants Hill Underground StationCentral line
15.1 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
16 min walk
Barkingside Underground StationCentral
22 min walk
Redbridge Underground StationCentral
23 min walk
Fairlop Underground StationCentral
26 min walk
Newbury Park Underground StationCentral
28 min walk
No bus stops within 400m

9

Walkability score

9

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park669m
Santander docks (800m)0
Nearest cycle dock5.7 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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.7 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

KENWOOD MEDICAL

KENWOOD GARDENS, IG2 6YG

11 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

71

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 (451 m)

No restaurants within 800m — nearest: Thai Imperial (790 m)

Nearest supermarketWhere 2 Save · 1.4 km
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)

415m

Post office

Nearby shops

Judiya Enterprises387 m
Co-op Food405 m
Green Shop502 m
Ashvin Stores797 m

Nearby cafes

Ice Cream and Tea Parlor356 m

Nearby restaurants

Thai Imperial790 m
Munchies Oriental823 m
Zing825 m
Divine Ice Cream835 m

Nearby pubs

The Unicorn451 m

Nearby health

Longwood392 m
Orthodontic Gallery777 m
Dental Health Centre782 m
Food hygiene (5-star)59% of 17

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

A

High street health

Registered businesses

J AND D PAYROLL SERVICES LIMITED
SHA CAPITAL LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score18/100
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

33.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,534m
Crossrail 2 route8,537m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,364 nationally

1,667

Est. population

8,984/km²

59%

Employed

42%

Degree educated

£43,300

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

25%
20%
20%
20%
14%
Under 1825%
18–3420%
35–4920%
50–6420%
65+14%

Tenure

35%
47%
18%
Own outright35%
Own (mortgage)47%
Private rent18%
Social rent1%

Ethnicity

15%
66%
White British15%
White Other6%
Asian66%
Black4%
Mixed1%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household9%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent18%
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)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
21
Local approval rate
46%
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)
15
Largest scheme
96 homes · Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF
Pipeline pressure
NONE

Named schemes (500m)

55, 55, Rushden Gardens, Clayhall, IG5 0BW4 homes
completed
31, 31, Dellwood Gardens, Ilford, IG5 0EH1 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 0DA

Full postcodeIG5 0DA
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.587861
Longitude0.063797
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