Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60159, 0.03580

IG8 7AG— Churchfields, Redbridge

Location and area intelligence for IG8 7AG, Churchfields, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 37/100~3% 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
61
Safety
84
Schools
100
Transport
37
Environment
62
Investment
34

The bottom line

IG8 7AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG8 7AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for IG8 7AG

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

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🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG8 7AG 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 · 10 min walk

KS2: 106.3

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 2 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
→ Stable

-23% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour22%
Vehicle crime14%
Burglary8%
Theft3%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.2km

Crime is 24% 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£6,441/m²
Price per ft²£598/ft²
Avg floor area106.4 m²

EPC breakdown

C
2%
D
9%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 42%Terraced 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£266,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+694%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.1%

per year

Acceleration

-3.32

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached42.3%
Terraced57.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£150k+77.5%1
Post-dot-com plateau2001–2004£163k£275k+69.2%2
Pre-crash peak2006–2007£330k£303k-8.3%2
GFC & correction2009–2012£266k£385k+45%1.3
Help-to-Buy recovery2015–2015£484k£484k+0%4
Brexit uncertainty2018–2019£614k£665k+8.3%1
Pandemic surge2020–2020£630k£630k+0%1
Rate-rise correction2023–2023£648k£648k+0%1
Current market2025–2026£670k£671k+0.1%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Weakest performer

Semi-detached

-1.5% alpha

Terraced+1% α
Local
7.6%
District
6.6%
Semi-detached-1.5% α
Local
2.2%
District
3.7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Trend Position75

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
7.3 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
8 min walk
South Woodford Underground StationCentral
15 min walk
Roding Valley Underground StationCentral
23 min walk
Snaresbrook Underground StationCentral
32 min walk
Highams Park Rail StationWeaver
33 min walk
No bus stops within 400m

23

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria56 min ↑
Waterloo54 min ↑
Canary Wharf44 min ↓
City ★42 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park193m
Santander docks (800m)0
Nearest cycle dock5.0 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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Roding Valley Meadows 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

10 min walk

36%

Recommend GP

36%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (723 m)

Nearest supermarketCo-op Food · 1.2 km
1 tennis courts

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)

723m

Post office

Nearby shops

Toms Convenience Store464 m
J. K. News658 m
Food and Wine659 m
Londis673 m

Nearby cafes

Frothy Coffee585 m
Cafe Solo648 m
Costa689 m
Belgique719 m

Nearby restaurants

Temple655 m
Papa John's685 m
Domino's714 m
Broadway Meze743 m

Nearby pubs

Railway Tavern723 m

Nearby pharmacies

Mayor's653 m
Well Pharmacy671 m
Food hygiene (5-star)61% of 54

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CROSSFIRE ENTERPRISES LTD
FRAXCORP LTD
MB BRICKWORK LTD
PERSONAL DRIVING SCHOOL LIMITED

Investment

Investment grade, yield and market outlook

34

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

48.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,864m
Crossrail 2 route6,764m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,750 nationally

1,895

Est. population

8,102/km²

66%

Employed

44%

Degree educated

£42,600

Median income

4.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

25%
20%
26%
18%
Under 1825%
18–3420%
35–4926%
50–6418%
65+11%

Tenure

25%
41%
24%
Own outright25%
Own (mortgage)41%
Private rent24%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

37%
17%
25%
White British37%
White Other17%
Asian25%
Black12%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine15%
No car household22%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent24%
Social rent8%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
24
Local approval rate
71%
Borough approval rate
64%
Historic landfill (400m)
1
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)
43
Largest scheme
54 homes · SITES X,Y & Z, THE ORCHARD ESTATE, SITES X,Y & Z, THE ORCHARD ESTATE, NAVESTOCK CRESCENT, IG8
Pipeline pressure
NONE

Named schemes (500m)

SITES X,Y & Z, THE ORCHARD ESTATE, SITES X,Y & Z, THE ORCHARD ESTATE, NAVESTOCK CRESCENT, IG854 homes
completed
FORMER CAR PARK SITE, FORMER CAR PARK SITE, ORSETT TERRACE, IG820 homes
completed
Garage Blocks Adjancent 41, Garage Blocks Adjancent 41, Rayleigh Road, Woodford Green, IG8 7HF8 homes
completed
273, 273, St Barnabas Road, Woodford Green, IG87 homes
completed
'Liston Way', 'Liston Way', Liston Way, Broadmead Road, Woodford Green, IG8 0AG3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.5%
Ward turnout
46%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Rosa GomezLabour
Lloyd Jacob DuddridgeLabour
Guy Owen Mansfield WilliamsLabour

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Key facts for IG8 7AG

Full postcodeIG8 7AG
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.601587
Longitude0.035798
Parliamentary constituencyLeyton and Wanstead
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