Clayhall · Redbridge · Ilford North constituency · 51.58964, 0.05269

IG5 0JS— Clayhall, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 21/100~3% 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
61
Safety
88
Schools
90
Transport
21
Environment
70
Investment
31

The bottom line

IG5 0JS 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: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG5 0JS

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-69.0% vs London avg

Deep-dive guides for IG5 0JS

🛡️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 0JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Glade Primary School

Not yet inspected · 8 min walk

KS2: 108.0

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 5 min walk

P8: +0.63A8: 55.4

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 · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.1 incidents per 1,000 residents

Better than 86% of London
→ Stable

-68% vs borough

Crime by type

Violence & sexual offences39%
Other33%
Vehicle crime12%
Anti-social behaviour9%
Theft3%
Burglary3%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 3.0km

Crime is 69% 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£5,658/m²
Price per ft²£526/ft²
Avg floor area106.1 m²

EPC breakdown

C
1%
D
13%
E
6%

Based on 20 properties · Confidence: medium

Street mix

Semi 94%Terraced 7%

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£265,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+472%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.2%

per year

Acceleration

-21.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached93.5%
Terraced6.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£106k£169k+59.4%1.8
Post-dot-com plateau2001–2004£177k£305k+72.8%1.8
Pre-crash peak2005–2007£385k£347k-9.9%1
GFC & correction2010–2011£170k£350k+105.9%1
Help-to-Buy recovery2013–2015£343k£373k+8.8%2.3
Pandemic surge2021–2021£518k£518k+0%2
Current market2025–2025£607k£607k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
6.9%
District
7.2%

CAGR over 25yr 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
Redbridge StationCentral line
18.6 min walk
Ilford

Nearby stations

Redbridge Underground StationCentral
20 min walk
Gants Hill Underground StationCentral
22 min walk
South Woodford Underground StationCentral
22 min walk
Wanstead Underground StationCentral
29 min walk
Woodford Underground StationCentral
29 min walk
No bus stops within 400m

40

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria64 min ↑
Waterloo59 min ↑
Canary Wharf50 min ↑
City ★47 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park423m
Santander docks (800m)0
Nearest cycle dock5.2 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.6 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

2 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalSpire London East · 681 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Unicorn (747 m)

Nearest supermarketArchies · 220 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

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Jilani Halal Meat & Groceries180 m
Glades Food & Wine628 m
Ashvin Stores925 m
Londis973 m

Nearby cafes

Café @ No.4217 m
Ice Cream and Tea Parlor602 m
Pat's Cafe1.1 km

Nearby restaurants

Clayhall Fish Bar172 m
Jilani Thai & Grill174 m
Jilani Chicken & Chips196 m
Deli Bites and Desserts211 m

Nearby pubs

The Unicorn747 m

Nearby pharmacies

Day Lewis Pharmacy208 m

Nearby health

Clayhall Group Practice200 m
Spire London East681 m
Orthodontic Gallery1.0 km
Dental Health Centre1.0 km
Food hygiene (5-star)53% of 19

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

COLIN BULL SWIMMING LIMITED
DEVERE FINANCIAL & MANAGEMENT SERVICES LIMITED
JSB PRACTICES LTD
METRICS ESTATES LTD
NEED4LEADS LTD

+1 more

Investment

Investment grade, yield and market outlook

31

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 moderate.

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
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

47

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,315m
Crossrail 2 route7,769m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,007 nationally

1,639

Est. population

8,961/km²

58%

Employed

46%

Degree educated

£43,300

Median income

3.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

25%
18%
22%
19%
17%
Under 1825%
18–3418%
35–4922%
50–6419%
65+17%

Tenure

38%
44%
13%
Own outright38%
Own (mortgage)44%
Private rent13%
Social rent5%
Shared ownership0%

Ethnicity

65%
White British13%
White Other6%
Asian65%
Black4%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household9%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent13%
Social rent5%

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)
11
Planning apps (3 years)
11
Local approval rate
46%
Borough approval rate
64%
Historic landfill (400m)
1
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)
0
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
Land adjacent Stoneleigh Court, Land adjacent Stoneleigh Court, Stoneleigh Road, Herent Drive, Clayhall, IG566 homes
completed
66-86, 66-86, Goodmayes Road, Goodmayes, IG3 9UU14 homes
completed
61 Stoneleigh Court, 61 Stoneleigh Court, Herent Drive, Clayhall, IG5 0HX8 homes
completed
92, 92, Craven Gardens, Ilford, IG6 1PH2 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 0JS

Full postcodeIG5 0JS
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardClayhall
Latitude51.589639
Longitude0.052689
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