Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59829, 0.03333

IG8 7DW— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 30/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
80
Schools
100
Transport
30
Environment
63
Investment
41

The bottom line

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

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 7DW

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 7DW

🛡️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 7DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Junior School

Not yet inspected · Inspected Nov 2024 · 9 min walk

KS2: 105.7

★★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 57 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area108.4 m²

EPC breakdown

C
7%
D
3%

Based on 10 properties · Confidence: medium

Street mix

Terraced 100%

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£271,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+5.9%

Total change

+324%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-8.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£125k£114k-9.2%1
Post-dot-com plateau2001–2001£180k£180k+0%1
Pre-crash peak2005–2007£270k£305k+13%2.7
GFC & correction2009–2011£300k£326k+8.7%1
Help-to-Buy recovery2014–2016£480k£480k+0%1
Pandemic surge2020–2021£550k£564k+2.5%1.5
Rate-rise correction2022–2022£530k£530k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
4%
District
5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11.5 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
10 min walk
Woodford Underground StationCentral
12 min walk
Snaresbrook Underground StationCentral
27 min walk
Roding Valley Underground StationCentral
28 min walk
Wanstead Underground StationCentral
32 min walk
No bus stops within 400m

16

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf48 min ↑
City ★46 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

10

Car parks (800m)

5

EV chargers (800m)

Nearest car park462m
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: 11.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 5.3 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

SOUTHDENE SURGERY

THE SHRUBBERIES, GEORGE LANE, SOUTH WOODFORD, E18 1BD

9 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 1.4 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

40

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Lizard Lounge (773 m)

No restaurants within 800m — nearest: Pizza Hut Delivery (757 m)

Nearest supermarketCo-op Food · 839 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)

785m

Post office

Nearby shops

Food and Wine267 m
Toms Convenience Store607 m
SDA Stores777 m
McColl's804 m

Nearby cafes

Fresh as a Daisy733 m
mooboo741 m
Cafe on the Lane771 m
Soul Stop Cafe776 m

Nearby restaurants

Pizza Hut Delivery757 m
Chunky Chicken & Pizza757 m
Prezzo766 m
Greggs771 m

Nearby pubs

Lizard Lounge773 m
Slug and Lettuce773 m
Red Mantra782 m
Railway Bell791 m

Nearby pharmacies

Daniel's Pharmacy774 m
Boots779 m
Allens Pharmacy784 m
Mayor's982 m

Nearby health

Southdene Surgery732 m
The Art of Hearing732 m
Eleos Clinic734 m
The Shrubberies Medical Centre736 m
Food hygiene (5-star)71% of 21

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

AG JEWELLERY LIMITED
ARCHITECT AI LTD
FUTURE CODES LTD
HOPE LODGE(2 HIGH ROAD,WOODFORD)LIMITED
NUTCASE NUTS LIMITED

Investment

Investment grade, yield and market outlook

41

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 score16/100
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

29.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,461m
Crossrail 2 route6,524m

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)
25
Local approval rate
63%
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
68 homes · Former Dairycrest Depot, 84, Former Dairycrest Depot, 84, Chigwell Road, London, E18 1NN
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 7DW

Full postcodeIG8 7DW
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.598294
Longitude0.033326
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