Clayhall · Redbridge · Ilford North constituency · 51.58306, 0.06019

IG5 0EB— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
82
Schools
90
Transport
35
Environment
70
Investment
38

The bottom line

IG5 0EB 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.

Check your dealbreakers

Toggle the things that matter to you — see how IG5 0EB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG5 0EB meets your needs.

Location

IG5 0EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for IG5 0EB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG5 0EB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG5 0EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Parkhill Junior School

Not yet inspected · 8 min walk

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 8 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.3 incidents per 1,000 residents

Better than 58% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour27%
Other23%
Vehicle crime7%
Theft5%
Drug offences4%
Burglary3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.1km

Crime is 15% 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£5,165/m²
Price per ft²£480/ft²
Avg floor area169.2 m²

EPC breakdown

C
3%
D
6%
E
2%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 92%Terraced 8%

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£423,000
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.3%

Total change

+394%

Market Activity

Price Velocity & Acceleration

Current Velocity

+306.4%

per year

Acceleration

+370.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached91.7%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£171k£148k-13.5%1
Post-dot-com plateau2001–2004£216k£458k+112.3%1.5
Pre-crash peak2005–2006£467k£390k-16.5%3
GFC & correction2008–2012£535k£560k+4.7%1
Help-to-Buy recovery2015–2015£643k£643k+0%2
Brexit uncertainty2018–2019£737k£760k+3.1%1.5
Pandemic surge2020–2021£870k£575k-33.9%1
Current market2024–2026£208k£845k+306.4%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
3.6%
District
4.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill Underground StationCentral line
9.6 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
10 min walk
Redbridge Underground StationCentral
16 min walk
Barkingside Underground StationCentral
25 min walk
Newbury Park Underground StationCentral
28 min walk
Wanstead Underground StationCentral
29 min walk
No bus stops within 400m

26

Walkability score

52

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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park602m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
The Beehive· yes
602m

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 waterMEDIUM
Medium
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: 11.7 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.2 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

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

9 min walk

66%

Recommend GP

66%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Unicorn (998 m)

Nearest supermarketWhere 2 Save · 972 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

0

Libraries (1km)

0

Cinemas (2km)

791m

Post office

Nearby shops

Ashvin Stores229 m
New Bangla Bazar239 m
ShopLocal244 m
Londis265 m

Nearby cafes

Ice Cream and Tea Parlor355 m
Gold's Coffee878 m
Cupp Bubble Tea880 m
Creams886 m

Nearby restaurants

Thai Imperial229 m
Zing241 m
Divine Ice Cream246 m
Munchies Oriental249 m

Nearby pubs

The Unicorn998 m

Nearby gyms

Fernford Clubs1.2 km

Nearby pharmacies

Munro816 m

Nearby health

Orthodontic Gallery188 m
Dental Health Centre192 m
Inglehurst Dentist Practice442 m
Longwood761 m
Food hygiene (5-star)56% of 36

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ALDCREST LIMITED
B.RAJESH & CO LIMITED
DIL LONDON LIMITED
FRIENDLY PROPERTY SERVICES LTD
GARG FINANCIAL LIMITED

+5 more

Investment

Investment grade, yield and market outlook

38

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

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

39.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,945m
Crossrail 2 route8,306m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,329 nationally

2,026

Est. population

3,287/km²

54%

Employed

40%

Degree educated

£43,300

Median income

5.7%

Claimant rate

Inner cityMedium densityEstablished mixed

45

Community stability

Age profile

25%
19%
21%
18%
17%
Under 1825%
18–3419%
35–4921%
50–6418%
65+17%

Tenure

28%
30%
30%
Own outright28%
Own (mortgage)30%
Private rent30%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

16%
56%
White British16%
White Other10%
Asian56%
Black9%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine16%
No car household29%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
17
Local approval rate
50%
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)
12
Largest scheme
96 homes · Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING LIMEWOOD COURT, PHASE 2, LAND ADJOINING LIMEWOOD COURT, PHASE 2, BEEHIVE LANE, IG4 5EL11 homes
completed
Land Adjacent 1, Land Adjacent 1, Grasmere Gardens, Clayhall, IG4 5LF3 homes
completed
4a Spurway Parade, 4a Spurway Parade, Woodford Avenue, Ilford, IG2 6UU2 homes
completed
87, 87, Woodford Avenue, Ilford, IG2 6UX2 homes
completed
79, Woodford Avenue, Woodford Green, IG2 6UX2 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

Live in IG5 0EB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG5 0EB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG5 0EB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG5 0EB

Full postcodeIG5 0EB
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.583059
Longitude0.060187
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