Clayhall · Redbridge · Ilford North constituency · 51.58659, 0.06534

IG5 0DG— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 26/100~3% 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
57
Safety
80
Schools
90
Transport
26
Environment
65
Investment
32

The bottom line

IG5 0DG 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 0DG

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 0DG

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG5 0DG 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 · 3 min walk

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 10 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 · 46 min walk

5 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)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.2km

Crime is 0% 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.

IG5 district median

£580,000

Based on 28 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,638/m²
Price per ft²£617/ft²
Avg floor area144.3 m²

EPC breakdown

C
2%
D
15%
E
5%

Based on 22 properties · Confidence: medium

Street mix

Semi 66%Terraced 34%

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£360,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.0%

per year

Acceleration

+25.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached65.9%
Terraced34.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£180k+56.2%2.2
Post-dot-com plateau2001–2004£225k£297k+32.2%3
Pre-crash peak2005–2007£324k£415k+28.2%3
GFC & correction2008–2011£250k£413k+65%1.7
Help-to-Buy recovery2013–2016£417k£570k+36.7%1.7
Brexit uncertainty2017–2018£635k£568k-10.6%1.5
Pandemic surge2021–2021£740k£740k+0%3
Rate-rise correction2022–2023£720k£733k+1.7%1.5
Current market2025–2025£930k£930k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-0.5% alpha

Semi-detached+0.1% α
Local
6.8%
District
6.7%
Terraced-0.5% α
Local
11.8%
District
12.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
13.4 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
14 min walk
Barkingside Underground StationCentral
20 min walk
Redbridge Underground StationCentral
23 min walk
Fairlop Underground StationCentral
26 min walk
Newbury Park Underground StationCentral
26 min walk
No bus stops within 400m

10

Walkability score

12

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock5.8 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: 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 AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.8 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

9 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

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 (612 m)

No restaurants within 800m — nearest: Thai Imperial (753 m)

Nearest supermarketWhere 2 Save · 1.3 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)

302m

Post office

Nearby shops

Judiya Enterprises286 m
Co-op Food314 m
Green Shop562 m
Ashvin Stores756 m

Nearby cafes

Ice Cream and Tea Parlor414 m
Gold's Coffee1.2 km
Cupp Bubble Tea1.2 km
Tea Break1.2 km

Nearby restaurants

Thai Imperial753 m
Divine Ice Cream765 m
Zing772 m
Munchies Oriental779 m

Nearby pubs

The Unicorn612 m
King George V994 m

Nearby pharmacies

Munro1.1 km

Nearby health

Longwood273 m
Orthodontic Gallery714 m
Dental Health Centre718 m
The Scan Clinic1.0 km
Food hygiene (5-star)53% of 15

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A1 SURGICAL LTD
ANJANI MARUTI LIMITED
BRAINBOX CONSULTING LTD
BV'S MANAGEMENT SERVICE LTD

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 (2.9%) 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
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

43.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,462m
Crossrail 2 route8,646m

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)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
17
Local approval rate
47%
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
33 homes · TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT, IG5 0SZ
Pipeline pressure
NONE

Named schemes (500m)

Development At Land Between 17 Rushden Gardens And At 175, Longwood Gardens9 homes
completed
175, 175, Longwood Gardens, IG5 0EN6 homes
completed
55, 55, Rushden Gardens, Clayhall, IG5 0BW4 homes
completed
175, 175, Longwood Gardens, Ilford, IG5 0EN3 homes
completed
Development At 96, Queenborough Gardens, Barkingside2 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 0DG

Full postcodeIG5 0DG
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.586593
Longitude0.065341
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