Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.61857, 0.02593

IG8 0RG— Monkhams, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 18/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
81
Schools
90
Transport
18
Environment
96
Investment
40

The bottom line

IG8 0RG 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 catches: high noise levels nearby and 56 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 0RG

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-2.0% vs London avg

Deep-dive guides for IG8 0RG

🛡️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 0RG 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 · 5 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 · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.7 incidents per 1,000 residents

Better than 51% of London
→ Stable

0% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour20%
Other19%
Vehicle crime15%
Burglary5%
Robbery4%
Drug offences3%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.0km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area160.5 m²

EPC breakdown

C
1%
D
1%
E
1%
F
1%

Based on 4 properties · Confidence: low

Street mix

Semi 25%Detached 75%

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£401,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,905
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.9%

Total change

+749%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.3%

per year

Acceleration

+92.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached75%
Semi-detached25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£139k£350k+151.8%1
Post-dot-com plateau2004–2004£445k£445k+0%1
Pre-crash peak2006–2006£600k£600k+0%1
GFC & correction2008–2008£453k£453k+0%1
Help-to-Buy recovery2013–2014£665k£630k-5.3%1
Rate-rise correction2023–2023£1.18m£1.18m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
16.6 min walk
Chingford

Nearby stations

Roding Valley Underground StationCentral
15 min walk
Woodford Underground StationCentral
18 min walk
Chingford Rail StationWeaver
24 min walk
ChingfordNational Rail
24 min walk
Highams Park Rail StationWeaver
27 min walk
No bus stops within 400m

13

Walkability score

7

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park254m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
The Holly Private Hospital
770m
🅿️
The Holly Private Hospital
771m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
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

RYDAL

375 HIGH ROAD, IG8 9QJ

15 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 773 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Bel Sit (997 m)

Nearest supermarketLondis · 1.3 km
5 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)

954m

Post office

Nearby cafes

Eat Wells347 m
Atrium Cafe472 m
Deli on the green1.0 km

Nearby restaurants

Bel Sit997 m
Mezze1.1 km
Prezzo1.1 km
Marina meze1.1 km

Nearby pubs

The Horse & Well187 m
The Travellers Friend393 m
Woodford Wells Cricket Club Bar468 m
Bald Faced Stag919 m

Nearby gyms

Woodford Wells Cricket Club437 m

Nearby health

The Holly Private Hospital773 m
Food hygiene (5-star)81% of 16

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

SUFRA CONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

40

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 score20/100
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

37.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,184m
Crossrail 2 route6,814m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,045 nationally

1,618

Est. population

4,042/km²

54%

Employed

45%

Degree educated

£42,800

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

21%
20%
20%
26%
Under 1821%
18–3413%
35–4920%
50–6420%
65+26%

Tenure

48%
33%
17%
Own outright48%
Own (mortgage)33%
Private rent17%
Social rent3%
Shared ownership0%

Ethnicity

60%
13%
15%
White British60%
White Other13%
Asian15%
Black4%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household13%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
10
Local approval rate
64%
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
41 homes · OAKLEA, OAKLEA, WHITEHALL LANE, Buckhurst Hill, IG9
Pipeline pressure
NONE

Named schemes (500m)

577 - 579, 577 - 579, High Road Woodford Green, Woodford Green, IG8 0RD15 homes
completed
526-534, 526-534, High Road, Woodford Green, IG815 homes
completed
581-587, 581, High Road, Woodford Green, IG8 0RD14 homes
completed
630, 630, HIGH ROAD, WOODFORD GREEN, IG8 0PU14 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 0RG

Full postcodeIG8 0RG
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.618574
Longitude0.025926
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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