Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.61612, 0.03927

IG8 0JJ— Monkhams, Redbridge

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

The family fortress

 

Schools 100%Safety 90/100Transport 38/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
90
Schools
100
Transport
38
Environment
91
Investment
37

The bottom line

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

Less suited to Car-free commuters.

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Location

IG8 0JJ

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 0JJ

🛡️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 0JJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ray Lodge Primary School

Not yet inspected · 13 min walk

KS2: 106.3

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 22 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 64 min walk

1 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.3km

Crime is 84% below London average

Property

Prices, sales volume and market trends

Avg floor area155.3 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 100%

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£388,250
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, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,352
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+6.4%

Total change

+399%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

-15.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£161k£315k+95.3%1.5
Post-dot-com plateau2001–2004£325k£450k+38.5%2.3
Pre-crash peak2006–2006£504k£504k+0%2
GFC & correction2009–2010£600k£635k+5.8%1
Help-to-Buy recovery2013–2016£540k£875k+62%1
Pandemic surge2020–2021£910k£805k-11.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
10.9%
District
10.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Roding Valley Underground StationCentral line
3.9 min walk
Chingford

Nearby stations

Roding Valley Underground StationCentral
4 min walk
Woodford Underground StationCentral
14 min walk
Chingford Rail StationWeaver
35 min walk
ChingfordNational Rail
35 min walk
South Woodford Underground StationCentral
35 min walk
No bus stops within 400m

2

Walkability score

5

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park423m
Santander docks (800m)0
Nearest cycle dock5.9 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: 13.2 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Epping Forest SSSI — 4.4 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

12 min walk

36%

Recommend GP

36%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Monkhams (477 m)

No restaurants within 800m — nearest: Domino's (922 m)

Nearest supermarketInternational Supermarket · 2.7 km
7 tennis courts1 swimming pools1 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)

389m

Post office

Nearby shops

Foodpark960 m
Kistruck's976 m
Sainsbury's Local988 m
ASK Wines1.0 km

Nearby cafes

Ray Park Cafe840 m
Belgique1.0 km
Costa1.1 km
Green Owl1.1 km

Nearby restaurants

Domino's922 m
Broadway Meze970 m
Temple1.0 km
Papa John's1.0 km

Nearby pubs

The Monkhams477 m
Railway Tavern935 m
The 3 Colts946 m

Nearby gyms

Woodford Wells Cricket Club750 m

Nearby pharmacies

Easter Pharmacy316 m
Well Pharmacy983 m

Nearby health

The Holly Private Hospital1.0 km
Food hygiene (5-star)100% of 2

Business

Local businesses registered here

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

High street

E

High street health

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

38.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,393m
Crossrail 2 route7,512m

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
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
6
Planning apps (3 years)
13
Local approval rate
67%
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)
7
Largest scheme
5 homes · Development At 2, Crossway
Pipeline pressure
NONE

Named schemes (500m)

Development At 2, Crossway5 homes
completed
Development At 1, Ridgeway, Woodford Green4 homes
completed
166, 166, Prospect Road, Woodford Green, IG8 7NF2 homes
completed
Development At 1, Ridgeway, Woodford Green1 homes
completed
21, 21, Ridgeway, Woodford Green, IG8 7RH1 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 0JJ

Full postcodeIG8 0JJ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.616122
Longitude0.039265
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