Bridge · Redbridge · Chingford and Woodford Green constituency · 51.60575, 0.03454

IG8 7BY— Bridge, Redbridge

Location and area intelligence for IG8 7BY, Bridge, Redbridge

The practical family move

 

Schools 100%Safety 81/100Transport 48/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
100
Transport
48
Environment
67
Investment
37

The bottom line

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

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Location

IG8 7BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for IG8 7BY

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

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“The practical family move”

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How IG8 7BY 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 · 8 min walk

KS2: 106.3

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 7 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 · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

0% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour17%
Vehicle crime17%
Burglary7%
Robbery5%
Drug offences3%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 842m

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,590/m²
Price per ft²£798/ft²
Avg floor area99.7 m²

EPC breakdown

C
3%
D
16%
E
6%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 77%Detached 13%Flat 9%

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£249,250
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

1995–2025 · CAGR

+7%

Total change

+652%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.6%

per year

Acceleration

+4.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 53 sales

Property Type Mix

Total: 53 sales

Detached13.2%
Semi-detached77.4%
Flat/maisonette9.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£193k+67.8%1.8
Post-dot-com plateau2001–2004£215k£316k+46.7%3.5
Pre-crash peak2005–2007£318k£359k+12.7%2
GFC & correction2008–2012£398k£405k+1.8%1.2
Help-to-Buy recovery2013–2016£440k£445k+1.3%2
Brexit uncertainty2017–2019£325k£633k+94.8%1.3
Pandemic surge2020–2021£675k£718k+6.4%1.5
Rate-rise correction2022–2023£725k£685k-5.5%2
Current market2024–2025£755k£865k+14.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.1%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Woodford Underground StationCentral line
1.6 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
2 min walk
Roding Valley Underground StationCentral
18 min walk
South Woodford Underground StationCentral
20 min walk
Highams Park Rail StationWeaver
30 min walk
Highams ParkNational Rail
30 min walk
No bus stops within 400m

23

Walkability score

28

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park103m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
747m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 52%
Less green space than 92% of London

Nearest SSSI: Epping Forest SSSI — 5.6 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

4 min walk

36%

Recommend GP

36%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Railway Tavern (394 m)

Nearest supermarketInternational Supermarket · 1.5 km
4 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)

258m

Post office

Nearby shops

J. K. News208 m
ASK Wines238 m
Foodpark240 m
Sainsbury's Local251 m

Nearby cafes

Frothy Coffee114 m
Cafe Solo195 m
Costa221 m
Belgique250 m

Nearby restaurants

Temple190 m
Papa John's219 m
Broadway Meze272 m
Domino's300 m

Nearby pubs

Railway Tavern394 m
Woodford Wells Cricket Club Bar1.1 km

Nearby pharmacies

Mayor's202 m
Well Pharmacy217 m
Food hygiene (5-star)58% of 52

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CAREPATH HEALTH LTD
ERROL LLOYD DENTON LIMITED
IQSPEAKS LIMITED
IQSPEAKS PROPERTIES LIMITED
ITDOESTHEJOB.COM LIMITED

+5 more

Investment

Investment grade, yield and market outlook

37

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,225m
Crossrail 2 route6,798m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,608 nationally

1,571

Est. population

6,624/km²

69%

Employed

53%

Degree educated

£44,300

Median income

3.1%

Claimant rate

Inner cityMedium densityOwner occupiers / families

54

Community stability

Age profile

19%
20%
26%
19%
15%
Under 1819%
18–3421%
35–4926%
50–6419%
65+15%

Tenure

36%
39%
20%
Own outright36%
Own (mortgage)39%
Private rent20%
Social rent4%
Shared ownership0%

Ethnicity

51%
16%
16%
White British51%
White Other16%
Asian16%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household19%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent20%
Social rent4%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
22
Local approval rate
90%
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)
16
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)

2-10, 2-10, KINGS AVENUE, IG832 homes
completed
Charteris House, 2, Charteris House, 2, Charteris Road, Woodford Green, IG8 0AJ21 homes
completed
109-117, 109-117, Snakes Lane West, Woodford Green, IG8 0EN12 homes
completed
Garages at top of, Garages at top of, Hillside Avenue, Woodford Green, IG89 homes
completed
Development At Madeira Grove Clinic 8, 8, Madeira Grove, Woodford Green9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.4%
Ward turnout
36%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Syeda Lovely ChoudhuryLabour
Gurdial Singh BhamraLabour
Paul CanalConservative

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Key facts for IG8 7BY

Full postcodeIG8 7BY
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardBridge
Latitude51.605746
Longitude0.034540
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