Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60089, 0.01887

IG8 9EB— Churchfields, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 22/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
82
Schools
90
Transport
22
Environment
86
Investment
33

The bottom line

IG8 9EB 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 catches: high noise levels nearby and 54 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9EB

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-10.0% vs London avg

Deep-dive guides for IG8 9EB

🛡️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 9EB 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 · 5 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 9 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.8 incidents per 1,000 residents

Better than 55% of London
→ Stable

-8% vs borough

Crime by type

Other22%
Violence & sexual offences20%
Vehicle crime18%
Anti-social behaviour15%
Burglary11%
Drug offences10%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.0km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,579/m²
Price per ft²£611/ft²
Avg floor area140.9 m²

EPC breakdown

B
1%
C
1%
D
3%
E
4%
F
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 59%Terraced 27%Flat 14%

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£352,250
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)
GlazingMostly double glazing
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.5%

Total change

+658%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.3%

per year

Acceleration

+42.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached59.1%
Terraced27.3%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£119k£187k+57.1%1
Post-dot-com plateau2001–2002£187k£211k+12.8%1
Pre-crash peak2006–2007£408k£181k-55.5%2
GFC & correction2008–2012£481k£466k-3.2%1.5
Help-to-Buy recovery2013–2015£560k£668k+19.2%1.3
Brexit uncertainty2019–2019£855k£855k+0%1
Rate-rise correction2022–2022£714k£714k+0%2
Current market2025–2025£902k£902k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1% alpha

Semi-detached-1% α
Local
8.6%
District
9.6%

CAGR over 2yr 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 Velocity0
Sales Volume75
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
South Woodford Underground StationCentral line
13.9 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
14 min walk
Woodford Underground StationCentral
16 min walk
Highams Park Rail StationWeaver
20 min walk
Highams ParkNational Rail
20 min walk
Wood Street Rail StationWeaver
27 min walk
No bus stops within 400m

28

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo69 min ↑
Canary Wharf56 min ↑
City ★54 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)

3

EV chargers (800m)

Nearest car park111m
Santander docks (800m)0
Nearest cycle dock4.3 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.2 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketInternational Supermarket · 939 m
5 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)

1.1km

Post office

Nearby shops

Belgique Patisserie87 m
Woody Food & Wine517 m
William Webb News747 m
Woodford Food & Wine901 m

Nearby cafes

Dada184 m
HDO496 m
The Canteen Cafe540 m
Cafe on the Lane812 m

Nearby restaurants

Jamuna163 m
The Mohabir186 m
Grand Trunk Road230 m
Lokkum Bar & Grill344 m

Nearby pubs

The Cricketers115 m
The George734 m
Lizard Lounge791 m
Slug and Lettuce801 m

Nearby pharmacies

Churchfield Pharmacy249 m
Allens Pharmacy727 m
Ocean Pharmacy863 m
Boots870 m

Nearby health

Harley Fitzrovia Health75 m
Improve Your Smile114 m
Queen Mary Practice424 m
The Elmhurst Practice440 m
Food hygiene (5-star)68% of 44

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

MYERS INK LTD
NKS PROPERTY LIMITED

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,227m
Crossrail 2 route5,607m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,079 nationally

1,549

Est. population

11,669/km²

68%

Employed

56%

Degree educated

£51,700

Median income

0.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

24%
16%
24%
21%
15%
Under 1824%
18–3416%
35–4924%
50–6421%
65+15%

Tenure

34%
41%
22%
Own outright34%
Own (mortgage)41%
Private rent22%
Social rent3%
Rent free0%

Ethnicity

60%
14%
White British60%
White Other10%
Asian14%
Black5%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household19%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent22%
Social rent3%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
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)
8
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)
23
Largest scheme
160 homes · 89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP
Pipeline pressure
NONE

Named schemes (500m)

10-14, 10-14, CHURCHFIELDS, E18 2QZ56 homes
completed
COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA48 homes
completed
JUBILEE HOSPITAL, JUBILEE HOSPITAL, GRANGE AVENUE, IG8 9JT45 homes
completed
128-138, 128-138, HIGH ROAD, SOUTH WOODFORD, E1837 homes
completed
Milne Court, 14, Milne Court, 14, Churchfields, E186 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 9EB

Full postcodeIG8 9EB
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.600890
Longitude0.018872
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