Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60115, 0.03906

IG8 7BQ— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 35/100Low yield 3.05%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
82
Schools
100
Transport
35
Environment
62
Investment
39

The bottom line

IG8 7BQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG8 7BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for IG8 7BQ

🛡️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 7BQ 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 · 5 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 63 min walk

1 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)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area45.1 m²

EPC breakdown

C
32%
D
14%
E
3%

Based on 49 properties · Confidence: high

Street mix

Terraced 10%Flat 90%

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£112,750
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

Price Trajectory

2003–2022 · CAGR

+5.3%

Total change

+168%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

-13.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Terraced10%
Flat/maisonette90%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£60k£60k+0%1
Pre-crash peak2006–2007£100k£83k-17.5%1
GFC & correction2010–2010£94k£94k+0%1
Help-to-Buy recovery2013–2016£74k£141k+90.7%1.3
Rate-rise correction2022–2022£161k£161k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
2.3%
District
1.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
8.8 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
9 min walk
South Woodford Underground StationCentral
16 min walk
Roding Valley Underground StationCentral
23 min walk
Snaresbrook Underground StationCentral
32 min walk
Redbridge Underground StationCentral
35 min walk
No bus stops within 400m

12

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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park371m
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
NoiseHIGH
road
Noisier than 70% of London
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

1

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

51

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (730 m)

Nearest supermarketCo-op Food · 1.3 km
7 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)

764m

Post office

Nearby shops

Londis453 m
Toms Convenience Store692 m
Food and Wine713 m
Foodpark783 m

Nearby cafes

Frothy Coffee710 m
Cafe Solo793 m
Costa818 m
Belgique844 m

Nearby restaurants

Temple758 m
Domino's770 m
Papa John's817 m
Broadway Meze861 m

Nearby pubs

Railway Tavern730 m

Nearby pharmacies

Well Pharmacy761 m
Mayor's799 m
Food hygiene (5-star)50% of 34

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
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

AM INNOVATION CONSULTANCY LTD
GLOBAL BUSINESS LAUNCH LTD
GLOBAL DIASPORA VENTURE CAPITAL LTD
MADE IN BANGLADESH EXPO LTD
MARS BUILDING SERVICES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

39

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 score11/100
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

15.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,935m
Crossrail 2 route6,975m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
13
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)
1

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
BRIDGE TIMBER YARD, BRIDGE TIMBER YARD, CHIGWELL ROAD, 1G813 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

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 7BQ

Full postcodeIG8 7BQ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.601153
Longitude0.039057
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
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TfL
Transport
for London
NHS
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Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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