Bridge · Redbridge · Chingford and Woodford Green constituency · 51.60865, 0.03588

IG8 7FD— Bridge, Redbridge

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

The practical family move

 

Schools 100%Safety 81/100Transport 47/100Yield 4.54%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
100
Transport
47
Environment
69
Investment
53

The bottom line

IG8 7FD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £370,000 median — a strong choice for Families and Owner-occupiers.

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Location

IG8 7FD

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 avg price-28.8% vs London avg
vs London income+5.5% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for IG8 7FD

🛡️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 7FD 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 · 7 min walk

KS2: 106.3

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 11 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 · 71 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)

0

Incidents (5yr)

Nearest station: LFB Woodford · 827m

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)8
New build0.0%
Avg flat£370,000

Street mix

Flat 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

Stamp duty

Standard buyer£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.4×

Price-to-income

£1,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

Council tax band Band DAnnual charge £2,011
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£370k£370k+0%8

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

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
2.6 min walk
Chingford

Nearby stations

Woodford Underground StationCentral
3 min walk
Roding Valley Underground StationCentral
14 min walk
South Woodford Underground StationCentral
24 min walk
Highams Park Rail StationWeaver
31 min walk
Chingford Rail StationWeaver
41 min walk
No bus stops within 400m

20

Walkability score

18

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 park235m
Santander docks (800m)0
Nearest cycle dock5.3 km

Connectivity

Broadband and mobile coverage

90%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download467 Mbps
Superfast coverage90%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Epping Forest 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

2 min walk

36%

Recommend GP

36%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketInternational Supermarket · 1.8 km
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

149m

Post office

Nearby shops

Foodpark96 m
Kistruck's167 m
Sainsbury's Local170 m
ASK Wines193 m

Nearby cafes

Belgique190 m
Costa211 m
Frothy Coffee247 m
Cafe Solo281 m

Nearby restaurants

Domino's110 m
Temple153 m
Broadway Meze164 m
Papa John's223 m

Nearby pubs

Railway Tavern257 m
Woodford Wells Cricket Club Bar850 m

Nearby gyms

Woodford Wells Cricket Club869 m

Nearby pharmacies

Well Pharmacy120 m
Mayor's284 m
Food hygiene (5-star)60% of 47

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

66

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,553m
Crossrail 2 route6,986m

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%
Price vs London-28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
20
Local approval rate
93%
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)
12
Largest scheme
32 homes · 2-10, 2-10, KINGS AVENUE, 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
Development At Madeira Grove Clinic 8, 8, Madeira Grove, Woodford Green9 homes
completed
Garages at top of, Garages at top of, Hillside Avenue, Woodford Green, IG89 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG8 7FD

Full postcodeIG8 7FD
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardBridge
Latitude51.608654
Longitude0.035883
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