Fullwell · Redbridge · Leyton and Wanstead constituency · 51.59315, 0.04143

IG8 8QE— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 27/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
82
Schools
100
Transport
27
Environment
89
Investment
32

The bottom line

IG8 8QE 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: very high noise — check proximity to rail lines; 50 min to city — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG8 8QE

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-13.0% vs London avg

Deep-dive guides for IG8 8QE

🛡️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 8QE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Junior School

Not yet inspected · Inspected Nov 2024 · 7 min walk

KS2: 105.7

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 13 min walk

P8: +0.39A8: 54.8

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 · 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

89

Road safety score

11

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: LFB Woodford · 2.2km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,922/m²
Price per ft²£643/ft²
Avg floor area94.9 m²

EPC breakdown

C
1%
D
7%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 54%Terraced 39%Detached 8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£237,250
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.5%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.6%

per year

Acceleration

-64.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached53.8%
Terraced38.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£75k£90k+19.6%1
Post-dot-com plateau2001–2002£180k£229k+27.2%1
Pre-crash peak2006–2006£243k£243k+0%1
GFC & correction2012–2012£285k£285k+0%2
Help-to-Buy recovery2013–2013£268k£268k+0%2
Brexit uncertainty2019–2019£498k£498k+0%2
Current market2025–2025£605k£605k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
South Woodford Underground StationCentral line
11.9 min walk
Manor Park

Nearby stations

South Woodford Underground StationCentral
12 min walk
Woodford Underground StationCentral
20 min walk
Redbridge Underground StationCentral
24 min walk
Snaresbrook Underground StationCentral
25 min walk
Wanstead Underground StationCentral
27 min walk
No bus stops within 400m

13

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

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)

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Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

3

EV chargers (800m)

Nearest car park138m
Santander docks (800m)0
Nearest cycle dock4.8 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: 8.0 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: 11.4 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.5 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

1

Dentists within 1km

Nearest hospitalSpire London East · 676 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketArchies · 655 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)

1.0km

Post office

Nearby shops

Food and Wine649 m
Jilani Halal Meat & Groceries699 m
Londis1.0 km

Nearby cafes

Café @ No.4660 m
Pat's Cafe902 m

Nearby restaurants

Toby Carvery462 m
Bhangra Beat591 m
Deli Bites and Desserts667 m
Jilani Chicken & Chips682 m

Nearby pharmacies

Day Lewis Pharmacy670 m

Nearby health

Bright & White Dental577 m
Spire London East676 m
Clayhall Group Practice683 m
Food hygiene (5-star)85% of 20

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ADITY DANCE CIC
FOOD SAFETY & QUALITY SOLUTIONS LTD
RUVANSH & ENAKSHI PROPERTIES LIMITED
THE PARENTING PRACTITIONER LTD
TRINITY PALMER HOLDINGS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

32

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

47.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,253m
Crossrail 2 route7,009m

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)
11
Local approval rate
75%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
68 homes · Former Dairycrest Depot, 84, Former Dairycrest Depot, 84, Chigwell Road, London, E18 1NN
Pipeline pressure
NONE

Named schemes (500m)

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
160, 160, Chigwell Road, South Woodford, E18 1HA4 homes
completed
Elizabeth House, 401, Elizabeth House, 401, Roding Lane South, Woodford Green, IG8 8EY3 homes
completed
204 & 204a, 204 & 204a, Chigwell Road, E18 1HA2 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 8QE

Full postcodeIG8 8QE
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.593153
Longitude0.041427
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
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Ordnance
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