Fullwell · Redbridge · Ilford North constituency · 51.59867, 0.05489

IG8 8FJ— Fullwell, Redbridge

Location and area intelligence for IG8 8FJ, Fullwell, Redbridge

The family fortress

 

Schools 100%Safety 77/100Transport 13/100Low yield 3.05%

Best for: Families

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

Liveability
51
Safety
77
Schools
90
Transport
13
Environment
92
Investment
40

The bottom line

IG8 8FJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 8FJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for IG8 8FJ

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG8 8FJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Glade Primary School

Not yet inspected · 6 min walk

KS2: 108.0

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 9 min walk

P8: -0.29A8: 40.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.2 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+36% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour20%
Vehicle crime13%
Burglary4%
Drug offences3%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.5km

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area156 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

Street mix

Semi 22%Detached 78%

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£390,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.2 W/m²K
RoofAverage thermal transmittance 0.1 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2017 · CAGR

+6.4%

Total change

+21%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.6%

per year

Acceleration

+27.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Detached77.8%
Semi-detached22.2%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2015£620k£600k-3.2%4
Brexit uncertainty2017–2017£748k£748k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Newbury Park Station

Nearby stations

Woodford Underground StationCentral
21 min walk
South Woodford Underground StationCentral
26 min walk
Roding Valley Underground StationCentral
28 min walk
Fairlop Underground StationCentral
32 min walk
Redbridge Underground StationCentral
32 min walk
No bus stops within 400m

15

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf60 min ↑
City ★57 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park283m
Santander docks (800m)0
Nearest cycle dock5.7 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.6 km

Energy

Solar: 856 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 yield855.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAYHALL CLINIC

14 CLAYHALL AVENUE, CLAYHALL, IG5 0LG

11 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

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: The Unicorn (936 m)

No restaurants within 800m — nearest: Tz Peri-Peri (823 m)

Nearest supermarketArchies · 999 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)

849m

Post office

Nearby shops

Glades Food & Wine430 m
Londis741 m
Syed Brothers823 m
VSE Wines823 m

Nearby cafes

Pat's Cafe312 m
Costa831 m
Café @ No.41.0 km

Nearby restaurants

Tz Peri-Peri823 m
Pepe's823 m
Kyto Pan-Asian Restaurant832 m
Gandhi Express869 m

Nearby pubs

The Unicorn936 m
The Crown & Crooked Billet1.1 km

Nearby gyms

Ashton Playing Fields988 m

Nearby pharmacies

Hamletts Pharmacy843 m
Day Lewis Pharmacy1.0 km

Nearby health

Clayhall Group Practice921 m
Chigwell Dental1.2 km
Food hygiene (5-star)56% of 9

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

RAMANUJA MEDICAL COMPANY 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 score14/100
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

13.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,257m
Crossrail 2 route8,006m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,547 nationally

2,064

Est. population

6,444/km²

57%

Employed

39%

Degree educated

£38,100

Median income

7.8%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

31%
19%
24%
19%
Under 1831%
18–3419%
35–4924%
50–6419%
65+8%

Tenure

17%
28%
17%
36%
Own outright17%
Own (mortgage)28%
Private rent17%
Social rent36%
Shared ownership2%
Rent free1%

Ethnicity

25%
34%
16%
White British25%
White Other11%
Asian34%
Black16%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household31%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent36%
Private rent17%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
17
Local approval rate
44%
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)
36
Largest scheme
150 homes · Development Site At Repton Court And Claire House, Development Site At Repton Court And Claire House, Fullwell Avenue, Reption Grove, Clayhall, IG5
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Roding Lane North, Woodford Green, IG8 8ND32 homes
completed
1 & 2, 1 & 2, Roding Lane North, The Cottages, Woodford Green, IG8 8NA4 homes
completed
1 - 4 Cottage Walk, Roding Lane North, Woodford Green, IG8 8NA, IG8 8NA4 homes
completed
The Cottage, The Cottage, Roding Lane North, IG8 8LL2 homes
completed
Development Site At 16, 16, Naseby Road, Clayhall, IG5 0NW1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.7%
Ward turnout
33%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Matthew GoddinLabour
Shanell JohnsonLabour
Sham IslamLabour

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Key facts for IG8 8FJ

Full postcodeIG8 8FJ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.598674
Longitude0.054887
Parliamentary constituencyIlford North
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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