Churchfields · Redbridge · Leyton and Wanstead constituency · 51.60064, 0.02575

IG8 9HT— Churchfields, Redbridge

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 32/100Low yield 3.05%

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
86
Schools
100
Transport
32
Environment
61
Investment
43

The bottom line

IG8 9HT 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 9HT

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 9HT

🛡️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 9HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Churchfields Infants' School

Outstanding · Inspected Jul 2024 · 4 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 6 min walk

P8: +0.39A8: 54.8

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 · 41 min walk

3 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)

0

Incidents (5yr)

Nearest station: LFB Woodford · 999m

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area119.8 m²

EPC breakdown

C
3%
D
8%
E
6%

Based on 17 properties · Confidence: medium

Street mix

Semi 53%Terraced 47%

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£299,500
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, 100 mm loft insulation
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

1995–2023 · CAGR

+7.6%

Total change

+680%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.7%

per year

Acceleration

-43.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached53.1%
Terraced46.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£99k£231k+133.3%1.5
Post-dot-com plateau2001–2003£221k£345k+55.9%2.3
Pre-crash peak2006–2007£352k£458k+30%1.5
GFC & correction2009–2012£320k£406k+26.9%1
Help-to-Buy recovery2014–2016£520k£650k+25%1.7
Pandemic surge2020–2021£675k£715k+5.9%1.5
Rate-rise correction2022–2023£917k£773k-15.7%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Weakest performer

Semi-detached

+0.6% alpha

Terraced+1.7% α
Local
7.6%
District
5.9%
Semi-detached+0.6% α
Local
8.1%
District
7.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
11.7 min walk
Highams Park

Nearby stations

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

27

Walkability score

36

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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park268m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
794m

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 AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Epping Forest SSSI — 6.3 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

4

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (487 m)

Nearest supermarketInternational Supermarket · 803 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)

889m

Post office

Nearby shops

Toms Convenience Store396 m
Belgique Patisserie420 m
Woody Food & Wine547 m
William Webb News729 m

Nearby cafes

Dada410 m
HDO499 m
The Canteen Cafe566 m
Cafe on the Lane706 m

Nearby restaurants

The Mohabir386 m
Grand Trunk Road416 m
Jamuna431 m
Prezzo509 m

Nearby pubs

The Cricketers487 m
Lizard Lounge691 m
The George692 m
Slug and Lettuce698 m

Nearby pharmacies

Churchfield Pharmacy419 m
Allens Pharmacy651 m
Boots752 m
Ocean Pharmacy823 m

Nearby health

Improve Your Smile391 m
Harley Fitzrovia Health427 m
Queen Mary Practice453 m
The Elmhurst Practice463 m
Food hygiene (5-star)64% of 66

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ANALYTICAL AND NUMERICAL SOLUTIONS LIMITED
EKSA HR CONSULTING LIMITED
LORD SIMPSON VENTURES LTD
MASCOTT LONDON LTD
MCKEEVER CONSULTING LIMITED

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

46.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,433m
Crossrail 2 route6,062m

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)
15
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
22
Local approval rate
67%
Borough approval rate
64%
Historic landfill (400m)
1
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
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
Land adjacent to, Land adjacent to, Fieldhouse Close, South Woodford, E18 2RJ16 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 9HT

Full postcodeIG8 9HT
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardChurchfields
Latitude51.600637
Longitude0.025749
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