Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60287, 0.02869

IG8 9AL— Churchfields, Redbridge

Location and area intelligence for IG8 9AL, Churchfields, Redbridge

The prestige address

 

Schools 100%Safety 86/100Transport 33/100Low yield 2.06%

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
86
Schools
100
Transport
33
Environment
60
Investment
30

The bottom line

IG8 9AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £815,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+56.7% vs London avg
vs London income+23.1% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for IG8 9AL

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

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“The prestige address”

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How IG8 9AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Churchfields Infants' School

Outstanding · Inspected Jul 2024 · 8 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 5 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-49% vs borough

Crime by type

Vehicle crime29%
Other25%
Violence & sexual offences22%
Burglary10%
Anti-social behaviour8%
Drug offences4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 810m

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£815,000

Median sale price

Top 25% — 57% above London median

£815,000 is 57% above the London median (£520,000)

+43.4%

This year

Terraced

Dominant type

Price history

5-year change
+19.8%
Sales (24 months)5
New build0.0%
Avg detached£850,000
Avg terraced£785,250
Price per m²£6,730/m²
Price per ft²£625/ft²
Avg floor area122.2 m²

EPC breakdown

C
5%
D
10%
E
5%

Based on 20 properties · Confidence: medium

Street mix

Semi 2%Terraced 94%Detached 4%

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

Stamp duty

Standard buyer£28,250
First-time buyerFTB
£28,250
Additional propertyBTL/2nd
£52,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.8×

Price-to-income

£4,077/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£305,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.4%

Total change

+808%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

+46.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Detached4.3%
Semi-detached2.2%
Terraced93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£96k£134k+39%1.5
Post-dot-com plateau2001–2004£200k£343k+71.3%2.2
Pre-crash peak2005–2007£308k£423k+37.2%2.3
GFC & correction2010–2012£346k£445k+28.6%2
Help-to-Buy recovery2013–2016£491k£728k+48.2%1.8
Brexit uncertainty2018–2019£613k£730k+19.2%1.5
Rate-rise correction2022–2022£765k£765k+0%5
Current market2024–2026£833k£875k+5%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
6.7%
District
7.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
7.1 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
7 min walk
South Woodford Underground StationCentral
15 min walk
Roding Valley Underground StationCentral
24 min walk
Highams Park Rail StationWeaver
26 min walk
Highams ParkNational Rail
26 min walk
No bus stops within 400m

19

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria64 min ↑
Waterloo62 min ↑
Canary Wharf52 min ↑
City ★49 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park328m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
621m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 67%
Less green space than 81% of London

Nearest SSSI: Epping Forest SSSI — 6.0 km

Energy

Solar: 850 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 yield850.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE BROADWAY SURGERY

3 BROADWAY GARDENS, MONKHAMS AVENUE, IG8 0HF

9 min walk

36%

Recommend GP

36%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSpire London East · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Cricketers (678 m)

Nearest supermarketInternational Supermarket · 1.1 km
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)

670m

Post office

Nearby shops

Toms Convenience Store78 m
J. K. News544 m
ASK Wines639 m
Sainsbury's Local663 m

Nearby cafes

Cafe Solo545 m
Frothy Coffee570 m
Costa617 m
Belgique647 m

Nearby restaurants

Papa John's606 m
Temple663 m
Broadway Meze679 m
The Mohabir680 m

Nearby pubs

The Cricketers678 m
The Castle885 m
Rose & Crown943 m
Lizard Lounge985 m

Nearby pharmacies

Mayor's544 m
Well Pharmacy704 m
Churchfield Pharmacy726 m
Allens Pharmacy953 m

Nearby health

Improve Your Smile660 m
Harley Fitzrovia Health688 m
Queen Mary Practice774 m
The Elmhurst Practice785 m
Food hygiene (5-star)79% of 28

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

CIR CONSULTING LTD.
LAYDAN LIMITED
MR PAUL RIDER LTD
NEW FAZE FILMS LTD

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

58

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,749m
Crossrail 2 route6,321m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,943 nationally

1,557

Est. population

9,576/km²

65%

Employed

52%

Degree educated

£51,700

Median income

2.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

64

Community stability

Age profile

25%
24%
22%
17%
Under 1826%
18–3412%
35–4924%
50–6422%
65+17%

Tenure

44%
46%
Own outright44%
Own (mortgage)46%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

58%
21%
White British58%
White Other9%
Asian21%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine9%
No car household9%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London+23.1%
Price vs London+56.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
24
Local approval rate
71%
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)
4
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG857 homes
completed
Development Site At 98, Horn Lane, Horn Lane, Woodford Green6 homes
completed
14, 14, Wynndale Road, E18 1DX3 homes
completed
16, 16, Horn Lane, IG8 9AA3 homes
completed
Land between 8 & 9, Land between 8 & 9, Landscape Road, IG8 4AU2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.5%
Ward turnout
46%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Rosa GomezLabour
Lloyd Jacob DuddridgeLabour
Guy Owen Mansfield WilliamsLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£815,000)

£28,250

Standard buyer

£28,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG8 9AL

Full postcodeIG8 9AL
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.602870
Longitude0.028693
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