Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60192, 0.01900

IG8 9HQ— Churchfields, Redbridge

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

The family fortress

 

Schools 100%Safety 86/100Transport 21/100~3% 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
63
Safety
86
Schools
90
Transport
21
Environment
85
Investment
32

The bottom line

IG8 9HQ 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 9HQ

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 9HQ

🛡️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 9HQ 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 · 6 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 7 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 · 37 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)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: LFB Woodford · 917m

Crime is 49% 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£13,911/m²
Price per ft²£1,292/ft²
Avg floor area56.1 m²

EPC breakdown

C
5%
D
7%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 71%Detached 14%Other 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£140,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
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

2004–2024 · CAGR

+4.1%

Total change

+123%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.3%

per year

Acceleration

+19.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Semi-detached83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£415k£415k+0%1
GFC & correction2009–2012£455k£625k+37.4%1
Help-to-Buy recovery2014–2016£750k£764k+1.9%1
Current market2024–2024£927k£927k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
15.1 min walk
Highams Park

Nearby stations

Woodford Underground StationCentral
15 min walk
South Woodford Underground StationCentral
16 min walk
Highams Park Rail StationWeaver
19 min walk
Highams ParkNational Rail
19 min walk
Wood Street Rail StationWeaver
28 min walk
No bus stops within 400m

27

Walkability score

58

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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park200m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
738m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download443 Mbps
Superfast coverage96%
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 AONB89% 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

THE ELMHURST PRACTICE

114 HIGH ROAD, SOUTH WOODFORD, E18 2QS

7 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.1 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)

7

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketInternational Supermarket · 1.0 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)

961m

Post office

Nearby shops

Belgique Patisserie187 m
Woody Food & Wine624 m
Toms Convenience Store752 m
William Webb News855 m

Nearby cafes

Dada287 m
HDO599 m
The Canteen Cafe647 m
Deli on the green867 m

Nearby restaurants

Jamuna270 m
The Mohabir283 m
Grand Trunk Road334 m
Lokkum Bar & Grill388 m

Nearby pubs

The Cricketers2 m
The Castle808 m
The George839 m
Lizard Lounge892 m

Nearby pharmacies

Churchfield Pharmacy353 m
Allens Pharmacy829 m
Boots970 m
Ocean Pharmacy971 m

Nearby health

Harley Fitzrovia Health175 m
Improve Your Smile203 m
Queen Mary Practice526 m
The Elmhurst Practice542 m
Food hygiene (5-star)69% of 36

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

HEALTH BAE LIMITED
PHYSICALS LTD.

Investment

Investment grade, yield and market outlook

32

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 score20/100
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

50.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,331m
Crossrail 2 route5,646m

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
Yes
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
6
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)
20
Largest scheme
56 homes · 10-14, 10-14, CHURCHFIELDS, E18 2QZ
Pipeline pressure
NONE

Named schemes (500m)

COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA48 homes
completed
JUBILEE HOSPITAL, JUBILEE HOSPITAL, GRANGE AVENUE, IG8 9JT45 homes
completed
253-269, 253-269, High Road, Woodford Green, IG8 9FB4 homes
completed
23-25, 25A, Derby Road, South Woodford, E18 2PZ3 homes
completed
High Road, South Woodford, E18 2PB2 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 9HQ

Full postcodeIG8 9HQ
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.601922
Longitude0.019004
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