Churchfields · Redbridge · Leyton and Wanstead constituency · 51.59985, 0.02164

IG8 9EH— Churchfields, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 33/100Yield 3.95%

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
33
Environment
62
Investment
45

The bottom line

IG8 9EH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £425,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG8 9EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+23.1% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for IG8 9EH

🛡️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 9EH 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 · 2 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 11 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 37 min walk

2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.1km

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

-9.1%

This year

Flat

Dominant type

Price history

5-year change
-1.2%
Sales (24 months)5
New build0.0%
Avg terraced£650,000
Avg flat£386,600
Price per m²£4,013/m²
Price per ft²£373/ft²
Avg floor area109 m²

EPC breakdown

C
8%
D
26%
E
8%

Based on 42 properties · Confidence: high

Street mix

Semi 2%Terraced 47%Flat 51%

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

Stamp duty

Standard buyer£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.2×

Price-to-income

£2,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£272,500
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+7.8%

Total change

+854%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.9%

per year

Acceleration

+106.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 85 sales

Property Type Mix

Total: 85 sales

Semi-detached2.4%
Terraced47.1%
Flat/maisonette50.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£127k+86.4%4.6
Post-dot-com plateau2001–2004£210k£211k+0.7%3.5
Pre-crash peak2005–2007£250k£435k+74%2
GFC & correction2008–2011£570k£455k-20.2%1.5
Help-to-Buy recovery2013–2016£279k£400k+43.4%3
Brexit uncertainty2017–2019£574k£395k-31.2%2.7
Pandemic surge2020–2021£598k£430k-28.1%3
Rate-rise correction2022–2022£915k£915k+0%4
Current market2024–2025£425k£650k+52.9%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+0.3% α
Local
7.3%
District
7%
Terraced-0.3% α
Local
6.9%
District
7.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
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
11.6 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
12 min walk
Woodford Underground StationCentral
14 min walk
Highams Park Rail StationWeaver
22 min walk
Highams ParkNational Rail
22 min walk
Snaresbrook Underground StationCentral
27 min walk
No bus stops within 400m

38

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria54 min ↑
Waterloo52 min ↑
Canary Wharf42 min ↓
City ★40 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)

3

EV chargers (800m)

Nearest car park170m
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
NoiseLOW
none
Quieter 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 AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 5.4 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

3 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

20

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketInternational Supermarket · 756 m
1 tennis courts4 swimming pools

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

869m

Post office

Nearby shops

Belgique Patisserie143 m
Woody Food & Wine371 m
William Webb News598 m
Toms Convenience Store671 m

Nearby cafes

Dada113 m
HDO335 m
The Canteen Cafe394 m
Cafe on the Lane634 m

Nearby restaurants

The Mohabir89 m
Grand Trunk Road129 m
Jamuna133 m
Dynasty364 m

Nearby pubs

The Cricketers293 m
The George575 m
Lizard Lounge614 m
Slug and Lettuce624 m

Nearby pharmacies

Churchfield Pharmacy139 m
Allens Pharmacy555 m
Boots690 m
Ocean Pharmacy711 m

Nearby health

Improve Your Smile112 m
Harley Fitzrovia Health154 m
Queen Mary Practice264 m
The Elmhurst Practice279 m
Food hygiene (5-star)65% of 76

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

EAST ELEVEN LIMITED
PANDAN LDN LIMITED

Investment

Investment grade, yield and market outlook

45

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

63.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,219m
Crossrail 2 route5,765m

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%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
15
Local approval rate
78%
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)
64
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
10-14, 10-14, CHURCHFIELDS, E18 2QZ56 homes
completed
COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA48 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG8 9EH

Full postcodeIG8 9EH
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.599854
Longitude0.021642
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