Fullwell · Redbridge · Leyton and Wanstead constituency · 51.59414, 0.04533

IG8 8LS— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 18/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
82
Schools
90
Transport
18
Environment
92
Investment
41

The bottom line

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

The catches: high noise levels nearby and 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for IG8 8LS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG8 8LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Junior School

Not yet inspected · Inspected Nov 2024 · 10 min walk

KS2: 105.7

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 13 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.7 incidents per 1,000 residents

Better than 57% of London
→ Stable

-11% vs borough

Crime by type

Other33%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime14%
Burglary5%
Theft3%
Robbery2%
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 · 2.3km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area110.6 m²

EPC breakdown

D
7%
E
6%

Based on 13 properties · Confidence: medium

Street mix

Semi 62%Terraced 38%

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£276,500
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 EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.5%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.1%

per year

Acceleration

+21.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached62.2%
Terraced37.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£86k£170k+98.2%1.2
Post-dot-com plateau2001–2004£200k£300k+50%3.3
Pre-crash peak2005–2007£347k£340k-2%1.7
GFC & correction2010–2012£339k£540k+59.4%1.5
Help-to-Buy recovery2014–2016£338k£555k+64.4%1.7
Brexit uncertainty2017–2019£533k£520k-2.3%2
Pandemic surge2020–2021£563k£550k-2.3%2
Rate-rise correction2023–2023£655k£655k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Weakest performer

Terraced

-1.1% alpha

Semi-detached-0.7% α
Local
7%
District
7.7%
Terraced-1.1% α
Local
4.3%
District
5.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
19.5 min walk
Manor Park

Nearby stations

South Woodford Underground StationCentral
16 min walk
Woodford Underground StationCentral
20 min walk
Redbridge Underground StationCentral
25 min walk
Snaresbrook Underground StationCentral
28 min walk
Wanstead Underground StationCentral
30 min walk
No bus stops within 400m

25

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria67 min ↑
Waterloo62 min ↑
Canary Wharf53 min ↑
City ★50 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park338m
Santander docks (800m)0
Nearest cycle dock5.0 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB99% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.3 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

PELC REDBRIDGE OOH

UNIT 3, BOURNE COURT, UNITY TRADING ESTATE, IG8 8HD

4 min walk

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalSpire London East · 776 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketArchies · 523 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Jilani Halal Meat & Groceries568 m
Glades Food & Wine748 m
Londis859 m

Nearby cafes

Café @ No.4530 m
Pat's Cafe647 m

Nearby restaurants

Toby Carvery340 m
Deli Bites and Desserts538 m
Jilani Chicken & Chips552 m
Jilani Thai & Grill573 m

Nearby pharmacies

Day Lewis Pharmacy542 m

Nearby health

Clayhall Group Practice515 m
Spire London East776 m
Food hygiene (5-star)65% of 26

Business

Local businesses registered here

Active businesses
6
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

CHRIS WILLIS DESIGN LTD
CLEARPEARL LIMITED
H & A LIMITED
HKGN PROPERTIES LTD
PRAMUKH MEDICAL LIMITED

+1 more

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 score19/100
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

31.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,485m
Crossrail 2 route7,288m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,145 nationally

2,010

Est. population

6,584/km²

62%

Employed

46%

Degree educated

£42,600

Median income

4.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

26%
18%
24%
17%
15%
Under 1826%
18–3418%
35–4924%
50–6417%
65+15%

Tenure

35%
43%
18%
Own outright35%
Own (mortgage)43%
Private rent18%
Social rent3%
Shared ownership2%

Ethnicity

25%
40%
White British25%
White Other12%
Asian40%
Black13%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household11%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
Social rent3%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
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)
0
Largest scheme
60 homes · 41-55, 41-55, Perth Road, Gants Hill, IG2
Pipeline pressure
NONE

Named schemes (500m)

41-55, 41-55, Perth Road, Gants Hill, IG260 homes
completed
400, 400, Roding Lane South, Woodford, IG8 8EX12 homes
completed
Land Rear Of and adjacent to 3,5 & 7, Land Rear Of and adjacent to 3,5 & 7, Westview Drive, Woodford Green, Essex, IG8 8LX9 homes
completed
Rear Of 1A, Rear Of 1A, Westview Drive, Woodford Green, IG8 8LX1 homes
completed
Rear of 9, Rear of 9, Lambs Meadow, Woodford Green, IG8 8QD1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.7%
Ward turnout
33%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Matthew GoddinLabour
Shanell JohnsonLabour
Sham IslamLabour

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Key facts for IG8 8LS

Full postcodeIG8 8LS
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.594138
Longitude0.045326
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