Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60115, 0.02415

IG8 9BT— Churchfields, Redbridge

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

The practical family move

 

Schools 100%Safety 86/100Transport 31/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
86
Schools
90
Transport
31
Environment
62
Investment
43

The bottom line

IG8 9BT 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 9BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 9BT

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

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“The practical family move”

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How IG8 9BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Churchfields Junior School

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 10 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 40 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)

1

Incidents (5yr)

Nearest station: LFB Woodford · 935m

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area124.3 m²

EPC breakdown

C
3%
D
2%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 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£310,750
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

1995–2016 · CAGR

+8.9%

Total change

+505%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

-40.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£115k£180k+56%1.3
Post-dot-com plateau2001–2002£222k£340k+53.5%1.5
Pre-crash peak2005–2007£335k£380k+13.4%1.3
GFC & correction2008–2011£393k£450k+14.5%1
Help-to-Buy recovery2014–2016£660k£698k+5.7%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
8.9%
District
8.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Woodford Underground StationCentral line
12.6 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
12 min walk
South Woodford Underground StationCentral
13 min walk
Highams Park Rail StationWeaver
23 min walk
Highams ParkNational Rail
23 min walk
Roding Valley Underground StationCentral
28 min walk
No bus stops within 400m

24

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

4.5 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

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
729m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Epping Forest SSSI — 6.2 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (365 m)

Nearest supermarketInternational Supermarket · 862 m
1 tennis courts3 swimming pools

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)

959m

Post office

Nearby shops

Belgique Patisserie322 m
Toms Convenience Store446 m
Woody Food & Wine548 m
William Webb News755 m

Nearby cafes

Dada336 m
HDO503 m
The Canteen Cafe570 m
Cafe on the Lane754 m

Nearby restaurants

The Mohabir312 m
Jamuna352 m
Grand Trunk Road355 m
Prezzo529 m

Nearby pubs

The Cricketers365 m
The George723 m
Lizard Lounge737 m
Slug and Lettuce745 m

Nearby pharmacies

Churchfield Pharmacy363 m
Allens Pharmacy689 m
Boots805 m
Ocean Pharmacy858 m

Nearby health

Improve Your Smile296 m
Harley Fitzrovia Health327 m
Queen Mary Practice444 m
The Elmhurst Practice457 m
Food hygiene (5-star)66% of 55

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

GBC PARTNERS LTD
GREENSTREET PROPERTY LIMITED
HAMLET COURT RESIDENTS LTD
IMAMUL C SERVICES LIMITED
LAFONTAINE PUBLIC RELATIONS LTD.

+3 more

Investment

Investment grade, yield and market outlook

43

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

46.4

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,429m
Crossrail 2 route5,968m

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

Inner cityHigh 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
Listed buildings (800m)
16
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
17
Local approval rate
67%
Borough approval rate
64%
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)
23
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

98-106, 98-106, High Road, South Woodford, E18 2QS482 homes
completed
BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG857 homes
completed
10-14, 10-14, CHURCHFIELDS, E18 2QZ56 homes
completed
LAND REAR OF, 43-83, LAND REAR OF, 43-83, CHURCHFIELDS, E1845 homes
completed
JUBILEE HOSPITAL, JUBILEE HOSPITAL, GRANGE AVENUE, IG8 9JT45 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 9BT

Full postcodeIG8 9BT
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.601150
Longitude0.024154
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