Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.60653, 0.03164

IG8 0EA— Monkhams, Redbridge

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

The practical family move

 

Schools 100%Safety 85/100Transport 48/100Low yield 3.05%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
67
Safety
85
Schools
100
Transport
48
Environment
67
Investment
49

The bottom line

IG8 0EA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

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Location

IG8 0EA

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 0EA

🛡️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 0EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wells Primary School

Not yet inspected · Inspected Oct 2024 · 14 min walk

KS2: 107.6

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 8 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 50 min walk

2 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)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 625m

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area78.4 m²

EPC breakdown

C
5%
D
16%
E
16%
F
12%

Based on 49 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£196,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2024 · CAGR

+6.6%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

+13.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 104 sales

Property Type Mix

Total: 104 sales

Terraced2.9%
Flat/maisonette97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£94k+79.8%2.8
Post-dot-com plateau2001–2004£115k£160k+39.1%4
Pre-crash peak2005–2007£178k£191k+7.4%3.7
GFC & correction2008–2012£204k£208k+2%3.4
Help-to-Buy recovery2013–2016£238k£310k+30.5%4.3
Brexit uncertainty2017–2019£345k£329k-4.7%3.3
Pandemic surge2020–2021£315k£362k+14.9%5.5
Rate-rise correction2022–2023£353k£320k-9.2%2.5
Current market2024–2024£334k£334k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.8%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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
1.9 min walk
Highams Park

Nearby stations

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

22

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park95m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
530m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 34%
Less green space than 95% of London

Nearest SSSI: Epping Forest SSSI — 5.5 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

3 min walk

36%

Recommend GP

36%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.0 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

36

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Railway Tavern (545 m)

Nearest supermarketInternational Supermarket · 1.5 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)

219m

Post office

Nearby shops

J. K. News91 m
ASK Wines188 m
Sainsbury's Local212 m
Kistruck's221 m

Nearby cafes

Cafe Solo96 m
Costa167 m
Frothy Coffee171 m
Belgique195 m

Nearby restaurants

Papa John's156 m
Broadway Meze226 m
Temple243 m
Domino's404 m

Nearby pubs

Railway Tavern545 m
Woodford Wells Cricket Club Bar930 m
The Travellers Friend1.0 km

Nearby gyms

Woodford Wells Cricket Club967 m

Nearby pharmacies

Mayor's93 m
Well Pharmacy288 m
Food hygiene (5-star)63% of 49

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

FUTORA DIGITAL LTD
GYMGEN LTD
SEAT VIP LTD

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

46.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,204m
Crossrail 2 route6,633m

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)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
26
Local approval rate
91%
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)
13
Largest scheme
97 homes · HARTS HOSPITAL SITE, HARTS HOSPITAL SITE, HIGH ROAD, WOODFORD GREEN, IG8 0RB
Pipeline pressure
NONE

Named schemes (500m)

2-10, 2-10, KINGS AVENUE, IG832 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
Development Site At 98, Horn Lane, Horn Lane, Woodford Green6 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 0EA

Full postcodeIG8 0EA
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.606533
Longitude0.031643
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