Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.60454, 0.03025

IG8 0AS— Monkhams, Redbridge

Location and area intelligence for IG8 0AS, Monkhams, Redbridge

The practical family move

 

Schools 100%Safety 85/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
85
Schools
100
Transport
45
Environment
59
Investment
38

The bottom line

IG8 0AS 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: high noise levels nearby.

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Location

IG8 0AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.9% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for IG8 0AS

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

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“The practical family move”

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How IG8 0AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Churchfields Infants' School

Outstanding · Inspected Jul 2024 · 11 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 6 min walk

P8: +0.39A8: 54.8

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

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.3 incidents per 1,000 residents

Better than 74% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences38%
Other22%
Anti-social behaviour20%
Robbery8%
Vehicle crime5%
Drug offences3%
Burglary3%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: LFB Woodford · 704m

Crime is 44% 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.

IG8 district median

£550,000

Based on 157 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,651/m²
Price per ft²£432/ft²
Avg floor area130.6 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 36%Terraced 64%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£326,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

-29.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached38.5%
Terraced61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£111k£193k+74.2%1.3
Post-dot-com plateau2002–2004£209k£312k+49.3%1
Pre-crash peak2005–2005£305k£305k+0%1
GFC & correction2011–2012£433k£273k-36.9%1
Help-to-Buy recovery2013–2013£495k£495k+0%1
Brexit uncertainty2017–2017£645k£645k+0%1
Pandemic surge2021–2021£713k£713k+0%1
Current market2025–2025£580k£580k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Woodford Underground StationCentral line
4.5 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
5 min walk
South Woodford Underground StationCentral
18 min walk
Roding Valley Underground StationCentral
21 min walk
Highams Park Rail StationWeaver
27 min walk
Highams ParkNational Rail
27 min walk
No bus stops within 400m

19

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria56 min ↑
Waterloo54 min ↑
Canary Wharf44 min ↓
City ★42 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park293m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
546m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 43%
Less green space than 88% of London

Nearest SSSI: Epping Forest SSSI — 5.8 km

Energy

Solar: 850 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 yield850.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE BROADWAY SURGERY

3 BROADWAY GARDENS, MONKHAMS AVENUE, IG8 0HF

6 min walk

36%

Recommend GP

36%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSpire London East · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Railway Tavern (718 m)

Nearest supermarketInternational Supermarket · 1.3 km
1 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)

454m

Post office

Nearby shops

Toms Convenience Store151 m
J. K. News329 m
ASK Wines424 m
Sainsbury's Local448 m

Nearby cafes

Cafe Solo330 m
Frothy Coffee361 m
Costa401 m
Belgique432 m

Nearby restaurants

Papa John's391 m
Temple452 m
Broadway Meze464 m
Domino's602 m

Nearby pubs

Railway Tavern718 m
The Castle831 m
Rose & Crown871 m
Woodford Wells Cricket Club Bar1.1 km

Nearby gyms

Woodford Wells Cricket Club1.2 km

Nearby pharmacies

Mayor's329 m
Well Pharmacy495 m

Nearby health

Improve Your Smile848 m
Food hygiene (5-star)67% of 42

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

PRESTIGE MEDICS LTD

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.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
3.0% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

57.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,964m
Crossrail 2 route6,475m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,862 nationally

1,765

Est. population

10,685/km²

60%

Employed

52%

Degree educated

£42,800

Median income

4.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

47

Community stability

Age profile

23%
20%
24%
16%
17%
Under 1823%
18–3420%
35–4924%
50–6416%
65+17%

Tenure

36%
31%
31%
Own outright36%
Own (mortgage)31%
Private rent31%
Social rent2%
Shared ownership0%

Ethnicity

46%
19%
20%
White British46%
White Other19%
Asian20%
Black5%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household22%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent31%
Social rent2%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
30
Local approval rate
85%
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)
14
Largest scheme
57 homes · BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG8
Pipeline pressure
NONE

Named schemes (500m)

BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG857 homes
completed
44-46, 44-46, Snakes Lane West, Woodford Green, Essex, IG8 0DF21 homes
completed
Charteris House, 2, Charteris House, 2, Charteris Road, Woodford Green, IG8 0AJ21 homes
completed
109-117, 109-117, Snakes Lane West, Woodford Green, IG8 0EN12 homes
completed
Mazarin House, 79, Mazarin House, 79, Glengall Road, Woodford Green, IG8 0DP7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.6%
Ward turnout
41%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Linda HuggettConservative
Joel Anthony HergaConservative

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Key facts for IG8 0AS

Full postcodeIG8 0AS
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.604543
Longitude0.030255
Parliamentary constituencyChingford and Woodford Green
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