Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.62016, 0.02237

IG8 0RJ— Monkhams, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 60/100Transport 13/100Low yield 3.05%

Best for: Owner-occupiers

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

Liveability
57
Safety
60
Schools
90
Transport
13
Environment
96
Investment
40

The bottom line

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

The catch: 59 min to city — above average for this zone.

Less suited to Families.

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Location

IG8 0RJ

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+198.0% vs London avg

Deep-dive guides for IG8 0RJ

🛡️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

“Strong, well-rated schools nearby”

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How IG8 0RJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Antony's Catholic Primary School

Not yet inspected · 6 min walk

KS2: 108.8

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

193.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+204% vs borough

Crime by type

Violence & sexual offences35%
Vehicle crime23%
Other20%
Burglary9%
Anti-social behaviour6%
Drug offences5%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.2km

Crime is +198% above London average

Property

Prices, sales volume and market trends

Avg floor area114.8 m²

EPC breakdown

D
4%
E
1%
F
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 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£287,000
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, 100 mm loft insulation
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

1996–2021 · CAGR

+5.7%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.3%

per year

Acceleration

-48.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£128k£159k+24.7%2
Post-dot-com plateau2001–2004£310k£300k-3.2%1.5
Pre-crash peak2006–2006£320k£320k+0%1
GFC & correction2012–2012£403k£403k+0%1
Help-to-Buy recovery2013–2016£378k£430k+13.9%1
Brexit uncertainty2018–2019£525k£663k+26.3%1
Pandemic surge2021–2021£515k£515k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3.9% alpha

Terraced+3.9% α
Local
19.4%
District
15.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
19.8 min walk
Chingford

Nearby stations

Roding Valley Underground StationCentral
19 min walk
Chingford Rail StationWeaver
21 min walk
ChingfordNational Rail
21 min walk
Woodford Underground StationCentral
21 min walk
Highams Park Rail StationWeaver
26 min walk
No bus stops within 400m

14

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria66 min ↑
Waterloo72 min ↑
Canary Wharf62 min ↑
City ★59 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 park152m
Santander docks (800m)0
Nearest cycle dock5.6 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 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: 12.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Epping Forest SSSI — 4.3 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

16 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 822 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horse & Well (462 m)

No restaurants within 800m — nearest: Bel Sit (1.1 km)

Nearest supermarketLondis · 1.1 km
5 tennis courts4 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)

1.1km

Post office

Nearby cafes

Eat Wells566 m
Atrium Cafe705 m
Deli on the green1.2 km

Nearby restaurants

Bel Sit1.1 km
Prezzo1.2 km
Mezze1.2 km

Nearby pubs

The Horse & Well462 m
The Travellers Friend610 m
Woodford Wells Cricket Club Bar738 m
Rose & Crown1.1 km

Nearby gyms

Woodford Wells Cricket Club717 m

Nearby health

The Holly Private Hospital822 m
Food hygiene (5-star)75% of 16

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

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

36.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,220m
Crossrail 2 route6,694m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,454 nationally

1,453

Est. population

3,791/km²

56%

Employed

43%

Degree educated

£42,800

Median income

2.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

21%
13%
19%
21%
26%
Under 1821%
18–3413%
35–4919%
50–6422%
65+26%

Tenure

47%
35%
15%
Own outright47%
Own (mortgage)35%
Private rent15%
Social rent3%
Shared ownership1%

Ethnicity

60%
17%
White British60%
White Other10%
Asian17%
Black4%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household14%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent15%
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)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
71%
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)
5
Largest scheme
41 homes · OAKLEA, OAKLEA, WHITEHALL LANE, Buckhurst Hill, IG9
Pipeline pressure
NONE

Named schemes (500m)

581-587, 581, High Road, Woodford Green, IG8 0RD14 homes
completed
77, 77, Newlands Road, Woodford Green, IG8 0RS2 homes
completed
35-37, 35-37, chiltern Way, Woodford Green, IG8 0RQ2 homes
completed
31, 31, Bentley Way, Woodford Green, IG8 0SD2 homes
completed
22, 22, Woodside Road, Woodford Green, IG8 0TR1 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 0RJ

Full postcodeIG8 0RJ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.620164
Longitude0.022371
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