Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60305, 0.02066

IG8 9BW— Churchfields, Redbridge

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

The family fortress

 

Schools 100%Safety 86/100Transport 23/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
86
Schools
90
Transport
23
Environment
85
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

IG8 9BW

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-49.0% vs London avg

Deep-dive guides for IG8 9BW

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG8 9BW 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 · 7 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 6 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-48% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other20%
Vehicle crime14%
Burglary8%
Theft2%
Robbery2%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 760m

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area117.6 m²

EPC breakdown

C
2%
D
7%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 79%Terraced 13%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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£294,000
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

-29.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached79.2%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£137k£242k+76.3%2
Post-dot-com plateau2002–2003£273k£367k+34.7%1.5
Pre-crash peak2005–2007£350k£538k+53.6%1.7
GFC & correction2008–2011£497k£510k+2.5%1.3
Help-to-Buy recovery2013–2016£540k£500k-7.4%1.5
Brexit uncertainty2018–2018£710k£710k+0%1
Rate-rise correction2022–2022£920k£920k+0%1
Current market2024–2024£918k£918k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
11.3%
District
10.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
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
South Woodford Underground StationCentral line
15.9 min walk
Highams Park

Nearby stations

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

26

Walkability score

64

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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park256m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
574m

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
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 AONB90% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.1 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

RYDAL

375 HIGH ROAD, IG8 9QJ

8 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketInternational Supermarket · 1.1 km
3 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

818m

Post office

Nearby shops

Belgique Patisserie313 m
Toms Convenience Store623 m
Woody Food & Wine728 m
William Webb News959 m

Nearby cafes

Dada403 m
HDO696 m
Deli on the green727 m
The Canteen Cafe752 m

Nearby restaurants

The Mohabir391 m
Jamuna395 m
Grand Trunk Road448 m
Lokkum Bar & Grill549 m

Nearby pubs

The Cricketers169 m
The Castle673 m
Rose & Crown764 m
The George937 m

Nearby pharmacies

Churchfield Pharmacy466 m
Allens Pharmacy917 m
Boots1.1 km
Ocean Pharmacy1.1 km

Nearby health

Harley Fitzrovia Health305 m
Improve Your Smile315 m
Queen Mary Practice623 m
The Elmhurst Practice639 m
Food hygiene (5-star)64% of 55

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

BISHOP INTEGRATED HEALTHCARE LTD

Investment

Investment grade, yield and market outlook

40

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 score21/100
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

38.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,497m
Crossrail 2 route5,791m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,177 nationally

1,532

Est. population

8,714/km²

60%

Employed

47%

Degree educated

£51,700

Median income

3.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

25%
15%
24%
20%
17%
Under 1825%
18–3415%
35–4924%
50–6420%
65+17%

Tenure

33%
34%
16%
16%
Own outright33%
Own (mortgage)34%
Private rent16%
Social rent16%
Shared ownership0%

Ethnicity

54%
19%
White British54%
White Other10%
Asian19%
Black7%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household22%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent16%
Private rent16%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
12
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
57 homes · BRADLEY HOUSE, BRADLEY HOUSE, HORN LANE, IG8
Pipeline pressure
NONE

Named schemes (500m)

10-14, 10-14, CHURCHFIELDS, E18 2QZ56 homes
completed
JUBILEE HOSPITAL, JUBILEE HOSPITAL, GRANGE AVENUE, IG8 9JT45 homes
completed
Milne Court, 14, Milne Court, 14, Churchfields, E186 homes
completed
Abbeyfield House, 6-12, Abbeyfield House, 6-12, Fairlight Avenue, Woodford Green, IG8 9JP4 homes
completed
253-269, 253-269, High Road, Woodford Green, IG8 9FB4 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 9BW

Full postcodeIG8 9BW
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.603054
Longitude0.020657
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