Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60226, 0.02787

IG8 9AP— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 32/100~3% 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
63
Safety
86
Schools
100
Transport
32
Environment
60
Investment
33

The bottom line

IG8 9AP 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: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG8 9AP

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG8 9AP 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 · 7 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 · 44 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 853m

Crime is 50% 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£6,740/m²
Price per ft²£626/ft²
Avg floor area115.7 m²

EPC breakdown

B
1%
C
1%
D
9%
E
13%
F
1%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 54%Terraced 28%Detached 18%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£289,250
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
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

+6.3%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+16.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 50 sales

Property Type Mix

Total: 50 sales

Detached18%
Semi-detached54%
Terraced28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£235k+105.2%2.4
Post-dot-com plateau2001–2004£229k£317k+38.4%2.2
Pre-crash peak2005–2007£300k£450k+50.3%2.5
GFC & correction2008–2011£454k£500k+10.1%2
Help-to-Buy recovery2013–2015£477k£665k+39.4%1.5
Brexit uncertainty2018–2019£708k£650k-8.1%2.5
Pandemic surge2020–2021£618k£730k+18.1%2
Rate-rise correction2022–2023£650k£840k+29.2%1
Current market2024–2026£725k£763k+5.2%1.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Semi-detached

+0.3% alpha

Terraced+0.6% α
Local
11.2%
District
10.6%
Semi-detached+0.3% α
Local
6.8%
District
6.5%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
8.1 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
8 min walk
South Woodford Underground StationCentral
14 min walk
Roding Valley Underground StationCentral
25 min walk
Highams Park Rail StationWeaver
26 min walk
Highams ParkNational Rail
26 min walk
No bus stops within 400m

14

Walkability score

23

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
656m

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: 11.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
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 ELMHURST PRACTICE

114 HIGH ROAD, SOUTH WOODFORD, E18 2QS

9 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

4

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

41

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Cricketers (614 m)

No restaurants within 800m — nearest: The Mohabir (596 m)

Nearest supermarketInternational Supermarket · 1.0 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)

757m

Post office

Nearby shops

Toms Convenience Store164 m
Belgique Patisserie606 m
J. K. News631 m
ASK Wines726 m

Nearby cafes

Dada620 m
Cafe Solo632 m
Frothy Coffee658 m
Costa704 m

Nearby restaurants

The Mohabir596 m
Grand Trunk Road635 m
Jamuna637 m
Papa John's693 m

Nearby pubs

The Cricketers614 m
Lizard Lounge903 m
The Castle907 m
Slug and Lettuce909 m

Nearby pharmacies

Mayor's631 m
Churchfield Pharmacy640 m
Well Pharmacy793 m
Allens Pharmacy869 m

Nearby health

Improve Your Smile581 m
Harley Fitzrovia Health610 m
Queen Mary Practice686 m
The Elmhurst Practice696 m
Food hygiene (5-star)79% of 19

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

BONIMAC LIMITED
FM LIGHTING LTD
FULL CIRCLE HOSPITALITY LTD
WALSH ESTATES GROUP LTD

Investment

Investment grade, yield and market outlook

33

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 score20/100
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

59.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,662m
Crossrail 2 route6,249m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
22
Local approval rate
72%
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)
5
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
Abbeyfield House, 6-12, Abbeyfield House, 6-12, Fairlight Avenue, Woodford Green, IG8 9JP4 homes
completed
14, 14, Wynndale Road, E18 1DX3 homes
completed
16, 16, Horn Lane, IG8 9AA3 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

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Key facts for IG8 9AP

Full postcodeIG8 9AP
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.602264
Longitude0.027872
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