Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.61558, 0.02984

IG8 0NY— Monkhams, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 29/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
82
Schools
90
Transport
29
Environment
91
Investment
33

The bottom line

IG8 0NY 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 0NY

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-12.0% vs London avg

Deep-dive guides for IG8 0NY

🛡️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 0NY 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 · 3 min walk

KS2: 107.6

★★

Secondary

Trinity Catholic High School

Good · Inspected Feb 2023 · 8 min walk

P8: +0.26A8: 56.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.4 incidents per 1,000 residents

Better than 56% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences32%
Vehicle crime22%
Other20%
Burglary16%
Anti-social behaviour7%
Drug offences1%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 782m

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,042/m²
Price per ft²£654/ft²
Avg floor area164.6 m²

EPC breakdown

C
1%
D
8%
E
5%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 40%Terraced 3%Detached 58%

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£411,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,352
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.7%

Total change

+422%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.4%

per year

Acceleration

-33.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 40 sales

Property Type Mix

Total: 40 sales

Detached57.5%
Semi-detached40%
Terraced2.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£215k£400k+86%1.3
Post-dot-com plateau2001–2004£380k£559k+47%2.2
Pre-crash peak2006–2006£597k£597k+0%1
GFC & correction2009–2012£708k£825k+16.6%2
Help-to-Buy recovery2015–2016£900k£952k+5.8%2
Brexit uncertainty2017–2018£1.09m£960k-11.7%1.5
Pandemic surge2020–2021£850k£1.00m+17.6%1
Rate-rise correction2022–2023£1.27m£1.19m-6.7%2
Current market2024–2025£1.38m£1.12m-18.4%1.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Weakest performer

Detached

-0.1% alpha

Semi-detached+1.3% α
Local
15.4%
District
14.1%
Detached-0.1% α
Local
5.3%
District
5.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
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
11.7 min walk
Chingford

Nearby stations

Roding Valley Underground StationCentral
12 min walk
Woodford Underground StationCentral
13 min walk
Highams Park Rail StationWeaver
28 min walk
Chingford Rail StationWeaver
30 min walk
ChingfordNational Rail
30 min walk
No bus stops within 400m

10

Walkability score

8

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park174m
Santander docks (800m)0
Nearest cycle dock5.5 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Epping Forest SSSI — 4.6 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

10 min walk

36%

Recommend GP

36%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 986 m
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

52

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Bel Sit (836 m)

Nearest supermarketInternational Supermarket · 2.5 km
4 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

885m

Post office

Nearby shops

Kistruck's877 m
Sainsbury's Local892 m
ASK Wines904 m
Foodpark948 m

Nearby cafes

Atrium Cafe275 m
Eat Wells300 m
Deli on the green889 m
Belgique892 m

Nearby restaurants

Bel Sit836 m
Mezze856 m
Prezzo868 m
Broadway Meze871 m

Nearby pubs

Woodford Wells Cricket Club Bar155 m
The Horse & Well271 m
The Travellers Friend304 m
Rose & Crown874 m

Nearby gyms

Woodford Wells Cricket Club107 m

Nearby pharmacies

Mayor's962 m
Well Pharmacy968 m

Nearby health

The Holly Private Hospital986 m
Food hygiene (5-star)77% of 17

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AP NOVARE ADVISORY LTD
BULL AT THE GATE FLEET LIMITED
DARNE PT LIMITED
KNIGHTON CARE SERVICES LIMITED
MICROSERF LIMITED

+4 more

Investment

Investment grade, yield and market outlook

33

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 score20/100
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

55.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,024m
Crossrail 2 route6,897m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,135 nationally

1,412

Est. population

4,324/km²

57%

Employed

51%

Degree educated

£42,800

Median income

1.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

24%
14%
17%
26%
20%
Under 1824%
18–3414%
35–4917%
50–6426%
65+20%

Tenure

46%
46%
Own outright46%
Own (mortgage)46%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

51%
29%
White British51%
White Other9%
Asian29%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine8%
No car household4%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
16
Local approval rate
80%
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)

526-534, 526-534, High Road, Woodford Green, IG815 homes
completed
630, 630, HIGH ROAD, WOODFORD GREEN, IG8 0PU14 homes
completed
MONKHAMS GROVE, THE GREEN, IG813 homes
completed
MONKHAMS GROVE, IG813 homes
completed
566-568, 566-568, High Road, Woodford Green, IG8 0QJ9 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 0NY

Full postcodeIG8 0NY
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.615584
Longitude0.029838
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
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