Clayhall · Redbridge · Ilford North constituency · 51.58738, 0.06930

IG5 0EN— Clayhall, Redbridge

Location and area intelligence for IG5 0EN, 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
58
Safety
80
Schools
90
Transport
24
Environment
66
Investment
39

The bottom line

IG5 0EN 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 0EN

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 0EN

🛡️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 0EN 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 · 5 min walk

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 9 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 47 min walk

7 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.2km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area68.5 m²

EPC breakdown

C
7%
D
3%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 33%Flat 22%Other 44%

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£171,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.2 W/m²K
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

1996–2005 · CAGR

+9.1%

Total change

+119%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.2%

per year

Acceleration

-35.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 5 sales

Property Type Mix

Total: 5 sales

Terraced60%
Flat/maisonette40%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£88k-3.6%1
Post-dot-com plateau2004–2004£149k£149k+0%1
Pre-crash peak2005–2005£200k£200k+0%1

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 2

Poor

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

Nearby stations

Gants Hill Underground StationCentral
15 min walk
Barkingside Underground StationCentral
17 min walk
Fairlop Underground StationCentral
22 min walk
Newbury Park Underground StationCentral
24 min walk
Newbury Park StationNational Rail
25 min walk
No bus stops within 400m

9

Walkability score

39

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park679m
Santander docks (800m)0
Nearest cycle dock6.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 12.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 28%
More green space than 86% 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

9 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Unicorn (671 m)

No restaurants within 800m — nearest: Serene (1.1 km)

Nearest supermarketWhere 2 Save · 1.4 km

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)

44m

Post office

Nearby shops

Judiya Enterprises8 m
Co-op Food27 m
Green Shop427 m
Tesco Express1.1 km

Nearby cafes

Ice Cream and Tea Parlor699 m

Nearby restaurants

Serene1.1 km
Thank Goodness For Pizza1.2 km
Mandarin Palace1.2 km

Nearby pubs

The Unicorn671 m
King George V1.0 km

Nearby pharmacies

Munro1.2 km

Nearby health

Longwood50 m
The Scan Clinic1.0 km
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

DANIYAL HALAL MEATS & GROCERIES LTD
HEHR HOUSE LTD
KAI KREATIONS LTD
KIRKLAND DIGITAL LIMITED
PHIEBAN QUN LIMITED

+2 more

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 score17/100
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

31.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,670m
Crossrail 2 route8,919m

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)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
14
Local approval rate
54%
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)
86
Largest scheme
66 homes · Development At, 378, Little Gearies, Barkingside, IG6 1HP
Pipeline pressure
NONE

Named schemes (500m)

TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT, IG5 0SZ33 homes
completed
Development At Land Between 17 Rushden Gardens And At 175, Longwood Gardens9 homes
completed
175, 175, Longwood Gardens, IG5 0EN6 homes
completed
191, 191, Whitehall Road, Woodford Green, IG8 0RH5 homes
completed
55, 55, Rushden Gardens, Clayhall, IG5 0BW4 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 0EN

Full postcodeIG5 0EN
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.587378
Longitude0.069304
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