Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60074, 0.03804

IG8 7PL— Churchfields, Redbridge

Location and area intelligence for IG8 7PL, 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
51
Safety
82
Schools
100
Transport
35
Environment
61
Investment
40

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG8 7PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for IG8 7PL

🛡️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 7PL 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 · 10 min walk

KS2: 106.3

★★★

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 62 min walk

2 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area60.7 m²

EPC breakdown

B
3%
C
22%
D
1%

Based on 26 properties · Confidence: medium

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£151,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band AAnnual charge £1,341
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
8.9 min walk
Highams Park

Nearby stations

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

17

Walkability score

65

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)

1

EV chargers (800m)

Nearest car park375m
Santander docks (800m)0
Nearest cycle dock5.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

6%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed321 Mbps
Median download329 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 waterMEDIUM
Medium
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: 11.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 4.9 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

1

GPs within 1km

2

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

48

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (781 m)

No restaurants within 800m — nearest: Temple (778 m)

Nearest supermarketCo-op Food · 1.2 km

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)

805m

Post office

Nearby shops

Londis531 m
Food and Wine636 m
Toms Convenience Store645 m
J. K. News808 m

Nearby cafes

Frothy Coffee721 m
Cafe Solo796 m
Costa829 m
Belgique857 m

Nearby restaurants

Temple778 m
Domino's806 m
Papa John's827 m
Broadway Meze876 m

Nearby pubs

Railway Tavern781 m

Nearby pharmacies

Well Pharmacy786 m
Mayor's803 m

Nearby health

Bright & White Dental1.2 km
Food hygiene (5-star)48% of 25

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

EMIR PROPERTY LIMITED
ISNAPTECH LTD

Investment

Investment grade, yield and market outlook

40

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 score12/100
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

16.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,860m
Crossrail 2 route6,896m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
15
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 7PL

Full postcodeIG8 7PL
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.600739
Longitude0.038042
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
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