Fullwell · Redbridge · Leyton and Wanstead constituency · 51.59489, 0.04812

IG8 8LW— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 18/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
90
Transport
18
Environment
68
Investment
37

The bottom line

IG8 8LW 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: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 8LW

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 8LW

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG8 8LW 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 · 9 min walk

KS2: 108.0

★★

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 · 58 min walk

1 primaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: LFB Woodford · 2.3km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG8 district median

£550,000

Based on 157 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,440/m²
Price per ft²£505/ft²
Avg floor area101.1 m²

EPC breakdown

C
1%
D
15%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 65%Terraced 35%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£252,750
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, 100 mm loft insulation
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

1995–2026 · CAGR

+5.4%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-18.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached65.2%
Terraced34.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£107k£150k+40.2%1.2
Post-dot-com plateau2001–2004£173k£270k+56.1%1
Pre-crash peak2006–2007£280k£300k+7.1%1
GFC & correction2010–2012£286k£325k+13.6%1
Help-to-Buy recovery2013–2016£315k£635k+101.6%1.2
Brexit uncertainty2018–2018£540k£540k+0%1
Pandemic surge2020–2020£560k£560k+0%1
Rate-rise correction2023–2023£547k£547k+0%1
Current market2025–2026£595k£540k-9.2%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
19.9 min walk
Ilford

Nearby stations

South Woodford Underground StationCentral
18 min walk
Woodford Underground StationCentral
21 min walk
Redbridge Underground StationCentral
26 min walk
Gants Hill Underground StationCentral
30 min walk
Snaresbrook 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park400m
Santander docks (800m)0
Nearest cycle dock5.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.2 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalSpire London East · 905 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketArchies · 522 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

Glades Food & Wine550 m
Jilani Halal Meat & Groceries560 m
Londis796 m

Nearby cafes

Pat's Cafe486 m
Café @ No.4530 m

Nearby restaurants

Toby Carvery393 m
Deli Bites and Desserts537 m
Jilani Chicken & Chips548 m
Jilani Thai & Grill564 m

Nearby pharmacies

Day Lewis Pharmacy541 m

Nearby health

Clayhall Group Practice481 m
Spire London East905 m
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

APEX CITYSCAPE SUITES LTD
ASH ELECTRICAL LTD
MT CAR VALLEY LTD
SHIFT ZERO LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,656m
Crossrail 2 route7,488m

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
46%
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
66-86, 66-86, Goodmayes Road, Goodmayes, IG3 9UU14 homes
completed
117-119, 117-119, South Park Drive, Seven Kings, IG3 9AD1 homes
completed
Old Monovians Sports Ground, Old Monovians Sports Ground, Roding Lane North, Woodford Green, IG8 8LY1 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 8LW

Full postcodeIG8 8LW
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.594889
Longitude0.048118
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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