Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.61162, 0.03396

IG8 0JE— Monkhams, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 90/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
67
Safety
90
Schools
100
Transport
35
Environment
67
Investment
30

The bottom line

IG8 0JE 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: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG8 0JE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG8 0JE meets your needs.

Location

IG8 0JE

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-84.0% vs London avg

Deep-dive guides for IG8 0JE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG8 0JE with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How IG8 0JE 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 · 9 min walk

KS2: 107.6

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 15 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

10.3 incidents per 1,000 residents

Better than 93% of London
→ Stable

-84% vs borough

Crime by type

Violence & sexual offences29%
Other21%
Burglary21%
Anti-social behaviour14%
Vehicle crime14%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 725m

Crime is 84% 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£7,390/m²
Price per ft²£687/ft²
Avg floor area227.3 m²

EPC breakdown

B
3%
C
1%
D
6%
E
6%

Based on 16 properties · Confidence: medium

Street mix

Semi 64%Terraced 10%Detached 26%

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£568,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band GAnnual charge £3,352
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+720%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.5%

per year

Acceleration

+65.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 42 sales

Property Type Mix

Total: 42 sales

Detached26.2%
Semi-detached64.3%
Terraced9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£198k£440k+121.9%2
Post-dot-com plateau2001–2004£485k£545k+12.4%2
Pre-crash peak2006–2007£895k£863k-3.6%2.5
GFC & correction2009–2012£640k£997k+55.8%2.2
Help-to-Buy recovery2016–2016£1.25m£1.25m+0%1
Brexit uncertainty2017–2019£1.11m£1.38m+23.3%2.5
Pandemic surge2021–2021£1.16m£1.16m+0%2
Current market2024–2025£1.04m£1.63m+55.5%1

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+3.9% alpha

Weakest performer

Detached

-0.6% alpha

Terraced+3.9% α
Local
19.4%
District
15.5%
Semi-detached+0.9% α
Local
9.3%
District
8.4%
Detached-0.6% α
Local
1.1%
District
1.7%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing17
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Woodford Underground StationCentral line
5.9 min walk
Chingford

Nearby stations

Woodford Underground StationCentral
7 min walk
Roding Valley Underground StationCentral
11 min walk
South Woodford Underground StationCentral
28 min walk
Highams Park Rail StationWeaver
30 min walk
Chingford Rail StationWeaver
36 min walk
No bus stops within 400m

16

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf51 min ↑
City ★48 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park541m
Santander docks (800m)0
Nearest cycle dock5.4 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 40%
Less green space than 88% of London

Nearest SSSI: Epping Forest SSSI — 4.9 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

4 min walk

36%

Recommend GP

36%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.4 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

39

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Woodford Wells Cricket Club Bar (519 m)

Nearest supermarketInternational Supermarket · 2.1 km
7 tennis courts1 sports halls

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)

402m

Post office

Nearby shops

Kistruck's395 m
Sainsbury's Local409 m
ASK Wines429 m
Foodpark435 m

Nearby cafes

Belgique417 m
Costa450 m
Cafe Solo512 m
Frothy Coffee544 m

Nearby restaurants

Broadway Meze389 m
Papa John's457 m
Domino's458 m
Temple469 m

Nearby pubs

Woodford Wells Cricket Club Bar519 m
Railway Tavern569 m
The Travellers Friend697 m
The Horse & Well782 m

Nearby gyms

Woodford Wells Cricket Club530 m

Nearby pharmacies

Well Pharmacy457 m
Mayor's510 m
Food hygiene (5-star)62% of 45

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ACM DRILLING LIMITED
AURORA'S DAISY CHAIN LTD
AVENTURINE LTD
ENTERMAIL LIMITED
L'AMORE PROPERTY LTD

+5 more

Investment

Investment grade, yield and market outlook

30

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 months0

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

4/100

Velocity score

Future outlook

62

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,777m
Crossrail 2 route6,977m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,877 nationally

1,361

Est. population

5,312/km²

54%

Employed

52%

Degree educated

£42,800

Median income

1.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

25%
19%
24%
20%
Under 1825%
18–3412%
35–4919%
50–6424%
65+20%

Tenure

46%
43%
Own outright46%
Own (mortgage)43%
Private rent6%
Social rent6%

Ethnicity

57%
23%
White British57%
White Other9%
Asian23%
Black3%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine8%
No car household11%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Social rent6%
Private rent6%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
25
Local approval rate
82%
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)
17
Largest scheme
32 homes · 2-10, 2-10, KINGS AVENUE, IG8
Pipeline pressure
NONE

Named schemes (500m)

2-10, 2-10, KINGS AVENUE, IG832 homes
completed
Charteris House, 2, Charteris House, 2, Charteris Road, Woodford Green, IG8 0AJ21 homes
completed
Development At Madeira Grove Clinic 8, 8, Madeira Grove, Woodford Green9 homes
completed
Garages at top of, Garages at top of, Hillside Avenue, Woodford Green, IG89 homes
completed
The Garages, The Garages, Hillside Avenue, Woodford Green, Essex, IG8 7QQ8 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

Live in IG8 0JE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG8 0JE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG8 0JE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG8 0JE

Full postcodeIG8 0JE
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.611619
Longitude0.033965
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