Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60157, 0.03825

IG8 7BL— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 36/100Low yield 3.05%

Best for: Families

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

Liveability
53
Safety
82
Schools
100
Transport
36
Environment
62
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

IG8 7BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for IG8 7BL

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG8 7BL 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 · 9 min walk

KS2: 106.3

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 4 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 · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.5 incidents per 1,000 residents

Better than 57% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour17%
Vehicle crime16%
Robbery3%
Burglary3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.3km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area44.4 m²

EPC breakdown

C
17%
D
12%
E
1%

Based on 30 properties · Confidence: high

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£111,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,341
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
8 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
8 min walk
South Woodford Underground StationCentral
16 min walk
Roding Valley Underground StationCentral
22 min walk
Snaresbrook Underground StationCentral
33 min walk
Highams Park Rail StationWeaver
35 min walk
No bus stops within 400m

16

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

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)

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 park351m
Santander docks (800m)0
Nearest cycle dock5.1 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: 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: 11.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 4.8 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

11 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 · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (687 m)

Nearest supermarketCo-op Food · 1.3 km
6 tennis courts1 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)

713m

Post office

Nearby shops

Londis503 m
Toms Convenience Store625 m
Foodpark722 m
Food and Wine723 m

Nearby cafes

Frothy Coffee643 m
Cafe Solo723 m
Costa751 m
Belgique778 m

Nearby restaurants

Temple695 m
Domino's716 m
Papa John's749 m
Broadway Meze796 m

Nearby pubs

Railway Tavern687 m

Nearby pharmacies

Well Pharmacy700 m
Mayor's730 m
Food hygiene (5-star)50% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BZ VENTURES LTD
NTRZ LIMITED
SVETALEX LIMITED
WINSTON PROPERTY MAINTENANCE LTD

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 score12/100
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

16.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,947m
Crossrail 2 route6,930m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,379 nationally

1,824

Est. population

24,034/km²

51%

Employed

31%

Degree educated

£42,600

Median income

10.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

34%
18%
25%
17%
Under 1834%
18–3418%
35–4925%
50–6417%
65+7%

Tenure

18%
65%
Own outright8%
Own (mortgage)9%
Private rent18%
Social rent65%
Shared ownership0%
Rent free1%

Ethnicity

22%
16%
20%
24%
White British22%
White Other16%
Asian20%
Black24%
Mixed9%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household40%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent65%
Private rent18%

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
15
Local approval rate
100%
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)
6
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
Development Site At 222 To 228, Development Site At 222 To 228, Maybank Road, South Woodford, E18 1ET12 homes
completed
Garage Blocks Adjancent 41, Garage Blocks Adjancent 41, Rayleigh Road, Woodford Green, IG8 7HF8 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 7BL

Full postcodeIG8 7BL
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.601572
Longitude0.038252
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