Churchfields · Redbridge · Chingford and Woodford Green constituency · 51.60366, 0.03010

IG8 9BJ— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 39/100Low yield 3.05%

Best for: Families

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

Liveability
61
Safety
83
Schools
100
Transport
39
Environment
59
Investment
44

The bottom line

IG8 9BJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG8 9BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.9% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG8 9BJ

🛡️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 9BJ 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 · 9 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

Acacia Nursery

Outstanding · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences31%
Other19%
Anti-social behaviour18%
Vehicle crime15%
Burglary9%
Robbery6%
Drug offences1%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 778m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area89 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Terraced 100%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£222,500
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2006 · CAGR

+10.7%

Total change

+151%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.8%

per year

Acceleration

-115.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£119k£119k+0%2
Post-dot-com plateau2002–2002£268k£268k+0%1
Pre-crash peak2006–2006£297k£297k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
10.7%
District
12%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Woodford Underground StationCentral line
5.5 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
6 min walk
South Woodford Underground StationCentral
17 min walk
Roding Valley Underground StationCentral
22 min walk
Highams Park Rail StationWeaver
27 min walk
Highams ParkNational Rail
27 min walk
No bus stops within 400m

19

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria56 min ↑
Waterloo54 min ↑
Canary Wharf44 min ↓
City ★42 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 park264m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
606m

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: 11.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 55%
Less green space than 89% of London

Nearest SSSI: Epping Forest SSSI — 5.9 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

7 min walk

36%

Recommend GP

36%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSpire London East · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Railway Tavern (779 m)

Nearest supermarketInternational Supermarket · 1.2 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)

545m

Post office

Nearby shops

Toms Convenience Store57 m
J. K. News421 m
ASK Wines514 m
Sainsbury's Local538 m

Nearby cafes

Cafe Solo421 m
Frothy Coffee439 m
Costa492 m
Belgique523 m

Nearby restaurants

Papa John's482 m
Temple533 m
Broadway Meze555 m
Domino's676 m

Nearby pubs

Railway Tavern779 m
The Castle886 m
Rose & Crown934 m

Nearby pharmacies

Mayor's421 m
Well Pharmacy574 m
Churchfield Pharmacy857 m

Nearby health

Improve Your Smile788 m
Harley Fitzrovia Health813 m
Queen Mary Practice904 m
The Elmhurst Practice915 m
Food hygiene (5-star)70% of 37

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

DOLNIK CONSTRUCTION LTD
MCA TILING LTD

Investment

Investment grade, yield and market outlook

44

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 score17/100
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

34.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,873m
Crossrail 2 route6,438m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,831 nationally

1,913

Est. population

6,232/km²

58%

Employed

46%

Degree educated

£42,800

Median income

2.9%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

20%
17%
24%
19%
20%
Under 1820%
18–3417%
35–4924%
50–6419%
65+20%

Tenure

29%
23%
29%
18%
Own outright29%
Own (mortgage)23%
Private rent29%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

53%
15%
14%
White British53%
White Other15%
Asian14%
Black10%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household28%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent29%
Social rent18%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
31
Local approval rate
79%
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
57 homes · BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG8
Pipeline pressure
NONE

Named schemes (500m)

BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG857 homes
completed
109-117, 109-117, Snakes Lane West, Woodford Green, IG8 0EN12 homes
completed
Development Site At 98, Horn Lane, Horn Lane, Woodford Green6 homes
completed
Development At 35, Beverley Crescent, IG8 9DD2 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
Sir Iain Duncan Smith (Conservative)
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 9BJ

Full postcodeIG8 9BJ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.603664
Longitude0.030100
Parliamentary constituencyChingford and Woodford Green
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