Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59983, 0.03257

IG8 7DJ— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
80
Schools
100
Transport
34
Environment
63
Investment
33

The bottom line

IG8 7DJ 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 7DJ

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+12.0% vs London avg

Deep-dive guides for IG8 7DJ

🛡️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 7DJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Infants' School

Not yet inspected · 10 min walk

★★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+15% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour21%
Vehicle crime14%
Burglary8%
Robbery5%
Theft2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.2km

Crime is +12% above 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£6,549/m²
Price per ft²£608/ft²
Avg floor area107.5 m²

EPC breakdown

B
1%
C
2%
D
5%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 7%Terraced 85%Detached 7%

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£268,750
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

1995–2024 · CAGR

+7.2%

Total change

+659%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-20.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 27 sales

Property Type Mix

Total: 27 sales

Detached7.4%
Semi-detached7.4%
Terraced85.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£178k+109.1%1.3
Post-dot-com plateau2002–2003£259k£263k+1.5%1.5
GFC & correction2008–2012£440k£294k-33.2%1.2
Help-to-Buy recovery2014–2016£500k£625k+25%1
Brexit uncertainty2017–2019£600k£540k-10%1
Pandemic surge2020–2020£545k£545k+0%1
Rate-rise correction2022–2023£640k£710k+10.9%1
Current market2024–2024£645k£645k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.4%
District
8.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
9.5 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
10 min walk
South Woodford Underground StationCentral
12 min walk
Roding Valley Underground StationCentral
26 min walk
Snaresbrook Underground StationCentral
28 min walk
Highams Park Rail StationWeaver
31 min walk
No bus stops within 400m

16

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.7 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

9

Car parks (800m)

4

EV chargers (800m)

Nearest car park297m
Santander docks (800m)0
Nearest cycle dock4.7 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: 11.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 5.2 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

12 min walk

36%

Recommend GP

36%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lizard Lounge (839 m)

No restaurants within 800m — nearest: Prezzo (781 m)

Nearest supermarketCo-op Food · 983 m
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)

914m

Post office

Nearby shops

Toms Convenience Store431 m
Food and Wine439 m
J. K. News813 m
ASK Wines887 m

Nearby cafes

Frothy Coffee776 m
Cafe Solo807 m
Cafe on the Lane841 m
mooboo846 m

Nearby restaurants

Prezzo781 m
Pizza Hut Delivery815 m
Nino's841 m
Thai Street846 m

Nearby pubs

Lizard Lounge839 m
Slug and Lettuce841 m
Red Mantra904 m
Railway Bell926 m

Nearby pharmacies

Mayor's810 m
Allens Pharmacy837 m
Boots861 m
Daniel's Pharmacy883 m

Nearby health

The Shrubberies Medical Centre801 m
Lily House Consulting Rooms804 m
The Art of Hearing806 m
Eleos Clinic807 m
Food hygiene (5-star)71% of 17

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ALL APPROVED LTD
OFAR LTD
PELICAN PROPERTY SYNDICATE LIMITED
SOKELL LTD
THE PROPERTY STORE SURVEYORS LTD

Investment

Investment grade, yield and market outlook

33

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 months0

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

4/100

Velocity score

Future outlook

47.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,583m
Crossrail 2 route6,505m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,009 nationally

1,730

Est. population

9,816/km²

67%

Employed

50%

Degree educated

£42,600

Median income

4.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
18%
25%
21%
Under 1825%
18–3419%
35–4925%
50–6421%
65+11%

Tenure

29%
39%
22%
Own outright29%
Own (mortgage)39%
Private rent22%
Social rent9%
Shared ownership0%

Ethnicity

51%
15%
13%
White British51%
White Other15%
Asian13%
Black9%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household20%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent22%
Social rent9%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
28
Local approval rate
75%
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)
33
Largest scheme
57 homes · BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG8
Pipeline pressure
NONE

Named schemes (500m)

Development At 120 To 126, Maybank Road, South Woodford28 homes
completed
Development Site At 83, Development Site At 83, Churchfields, South Woodford, E18 2RB8 homes
completed
273, 273, St Barnabas Road, Woodford Green, IG87 homes
completed
76 & 76A, 76 & 76A, Gordon Road, South Woodford, E18 1DR4 homes
completed
128, 128, Maybank Road, South Woodford, London, E18 1EL3 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 7DJ

Full postcodeIG8 7DJ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.599827
Longitude0.032572
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