Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.61204, 0.02756

IG8 0ER— Monkhams, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 28/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
81
Schools
90
Transport
28
Environment
96
Investment
37

The bottom line

IG8 0ER offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 56 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 0ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for IG8 0ER

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG8 0ER has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wells Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 107.6

★★

Secondary

Trinity Catholic High School

Good · Inspected Feb 2023 · 9 min walk

P8: +0.26A8: 56.7

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 · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-1% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Vehicle crime16%
Anti-social behaviour11%
Burglary10%
Robbery3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 370m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,256/m²
Price per ft²£674/ft²
Avg floor area180.6 m²

EPC breakdown

C
4%
D
9%
E
3%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 55%Terraced 15%Detached 30%

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£451,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,905
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.9%

Total change

+817%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.8%

per year

Acceleration

-95.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 33 sales

Property Type Mix

Total: 33 sales

Detached30.3%
Semi-detached54.5%
Terraced15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£145k£404k+178.3%1.8
Post-dot-com plateau2002–2002£441k£441k+0%2
Pre-crash peak2005–2007£620k£623k+0.4%3
GFC & correction2010–2012£966k£883k-8.7%2
Brexit uncertainty2018–2019£930k£1.05m+12.9%1.5
Pandemic surge2020–2021£1.35m£1.06m-21.6%1
Rate-rise correction2022–2022£1.79m£1.79m+0%1
Current market2025–2025£1.33m£1.33m+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.4% alpha

Semi-detached-1.4% α
Local
3.8%
District
5.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woodford Underground StationCentral line
8.3 min walk
Chingford

Nearby stations

Woodford Underground StationCentral
9 min walk
Roding Valley Underground StationCentral
16 min walk
Highams Park Rail StationWeaver
25 min walk
South Woodford Underground StationCentral
28 min walk
Chingford Rail StationWeaver
33 min walk
No bus stops within 400m

16

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf58 min ↑
City ★56 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park289m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
535m

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: 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: 12.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Epping Forest SSSI — 5.0 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): 2

Landslide susceptibility: Medium

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

7 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 · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketInternational Supermarket · 2.1 km
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

428m

Post office

Nearby shops

Kistruck's612 m
Sainsbury's Local625 m
ASK Wines627 m
J. K. News646 m

Nearby cafes

Atrium Cafe268 m
Eat Wells406 m
Deli on the green509 m
Belgique616 m

Nearby restaurants

Mezze456 m
Bel Sit461 m
Prezzo475 m
Marina meze563 m

Nearby pubs

Woodford Wells Cricket Club Bar290 m
The Travellers Friend362 m
Rose & Crown506 m
The Horse & Well549 m

Nearby gyms

Woodford Wells Cricket Club338 m

Nearby pharmacies

Mayor's651 m
Well Pharmacy735 m
Food hygiene (5-star)68% of 56

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CRUX COMMERCIAL ADVISORY LTD
GANDA INVESTMENTS LIMITED
HOUSEMATE PRODUCTIONS LTD
INTEGRATIVE MEDICAL HEALTH LIMITED
LRG PROPERTY LTD

+2 more

Investment

Investment grade, yield and market outlook

37

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,603m
Crossrail 2 route6,587m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,584 nationally

1,636

Est. population

4,977/km²

55%

Employed

54%

Degree educated

£42,800

Median income

3.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

21%
14%
21%
20%
24%
Under 1822%
18–3414%
35–4921%
50–6420%
65+24%

Tenure

46%
28%
24%
Own outright46%
Own (mortgage)28%
Private rent24%
Social rent1%
Shared ownership1%

Ethnicity

55%
19%
White British55%
White Other11%
Asian19%
Black6%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household21%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent24%
Social rent1%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
17
Local approval rate
84%
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)
0
Largest scheme
97 homes · HARTS HOSPITAL SITE, HARTS HOSPITAL SITE, HIGH ROAD, WOODFORD GREEN, IG8 0RB
Pipeline pressure
NONE

Named schemes (500m)

HARTS HOSPITAL SITE, HARTS HOSPITAL SITE, HIGH ROAD, WOODFORD GREEN, IG8 0RB97 homes
completed
HARTS HOSPITAL, HARTS HOSPITAL, HIGH ROAD, WOODFORD GREEN, IG840 homes
completed
44-46, 44-46, Snakes Lane West, Woodford Green, Essex, IG8 0DF21 homes
completed
MONKHAMS GROVE, THE GREEN, IG817 homes
completed
526-534, 526-534, High Road, Woodford Green, IG815 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 0ER

Full postcodeIG8 0ER
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.612045
Longitude0.027556
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