Fullwell · Redbridge · Leyton and Wanstead constituency · 51.59902, 0.05050

IG8 8LY— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 85/100Transport 17/100Low yield 3.05%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
59
Safety
85
Schools
90
Transport
17
Environment
92
Investment
40

The bottom line

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

The catches: very high noise — check proximity to rail lines and 57 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG8 8LY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG8 8LY meets your needs.

Location

IG8 8LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for IG8 8LY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG8 8LY with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG8 8LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Roding Primary School

Not yet inspected · Inspected Nov 2024 · 8 min walk

KS2: 104.8

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 12 min walk

P8: -0.29A8: 40.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.9 incidents per 1,000 residents

Better than 74% of London
→ Stable

-44% vs borough

Crime by type

Other38%
Anti-social behaviour19%
Vehicle crime16%
Violence & sexual offences14%
Burglary11%
Robbery2%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: LFB Woodford · 2.2km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area108 m²

EPC breakdown

A
1%

Based on 1 properties · Confidence: very_low

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£270,000
Rebuild cost per m²£2,500/m²

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 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
Bottom 25% — limited connections
Woodford Underground StationCentral line
17.3 min walk
Ilford

Nearby stations

Woodford Underground StationCentral
18 min walk
South Woodford Underground StationCentral
22 min walk
Roding Valley Underground StationCentral
26 min walk
Redbridge Underground StationCentral
32 min walk
Gants Hill Underground StationCentral
34 min walk
No bus stops within 400m

13

Walkability score

15

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park170m
Santander docks (800m)0
Nearest cycle dock5.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.7 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

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalSpire London East · 1.4 km
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

30

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Pepe's (784 m)

Nearest supermarketArchies · 972 m
1 sports halls

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)

1.3km

Post office

Nearby shops

Londis469 m
Glades Food & Wine600 m
VSE Wines782 m
Syed Brothers786 m

Nearby cafes

Pat's Cafe6 m
Costa833 m
Café @ No.4979 m

Nearby restaurants

Pepe's784 m
Tz Peri-Peri790 m
Kyto Pan-Asian Restaurant841 m
Toby Carvery875 m

Nearby gyms

Ashton Playing Fields897 m

Nearby pharmacies

Hamletts Pharmacy862 m
Day Lewis Pharmacy990 m

Nearby health

Clayhall Group Practice910 m
Food hygiene (5-star)56% of 16

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

A

High street health

Registered businesses

35 & 37 NIGHTINGALE LANE MAINTENANCE LIMITED
GORDON'S BUILDERS AND CONSULTANTS LIMITED
REDBRIDGE LAKES LTD
WELLBEING@REDBRIDGELAKES CIC

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 score18/100
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

30.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,135m
Crossrail 2 route7,711m

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

1,756

Est. population

6,584/km²

62%

Employed

46%

Degree educated

£41,400

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

27%
18%
24%
19%
Under 1827%
18–3418%
35–4924%
50–6419%
65+12%

Tenure

31%
49%
19%
Own outright31%
Own (mortgage)49%
Private rent19%
Social rent2%
Shared ownership0%

Ethnicity

43%
15%
23%
White British43%
White Other15%
Asian23%
Black10%
Mixed6%
Other4%

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)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
40%
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)
3
Largest scheme
32 homes · Land at, Land at, Roding Lane North, Woodford Green, IG8 8ND
Pipeline pressure
NONE

Named schemes (500m)

WESTFIELD PARK, REAR OF, 51-73, WESTFIELD PARK, REAR OF, 51-73, RODING LANE NORTH, IG520 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
Land adjacent to, 57, Land adjacent to, 57, Canfield Road, IG81 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

Live in IG8 8LY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG8 8LY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG8 8LY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG8 8LY

Full postcodeIG8 8LY
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.599020
Longitude0.050498
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