How good is transport in IG8 9HX?

IG8 9HX has a PTAL (Public Transport Accessibility Level) of 3, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is South Woodford Underground Station, approximately 9.9 minutes away. There are 0 bus routes serving the area.

What are the schools like near IG8 9HX?

The nearest primary school to IG8 9HX is Churchfields Infants' School rated Outstanding by Ofsted. The nearest secondary school is Woodbridge High School (Ofsted: Outstanding). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for IG8 9HX?

IG8 9HX has a liveability score of 78/100, placing it in the top 13% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

IG8 9HX Postcode — Crime Rate, Schools & House Prices

Property

Prices, sales volume and market trends

Avg floor area132.2 m²

EPC breakdown

Based on 6 properties · Confidence: low

Street mix

Semi 18%Detached 82%

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£330,500

Rebuild cost per m²£2,500/m²

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

Construction era1976-1982

WallsCavity wall, as built, no insulation (assumed)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band EAnnual charge £2,458

Price growth potentialLow

Safety

Crime rates and local incidents

Crime data not available for this postcode.

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚇

South Woodford Underground StationCentral line

9.9 min walk

🚂

Highams Park

Nearby stations

🚇

South Woodford Underground StationCentral

10 min walk

🚇

Woodford Underground StationCentral

12 min walk

🚇

Snaresbrook Underground StationCentral

26 min walk

🚇

Highams Park Rail StationWeaver

27 min walk

🚂

Highams ParkNational Rail

27 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

56 min

London Bridge

61 min

Victoria

62 min

Waterloo

56 min

Canary Wharf

42 min

City ★

Source: TfL Journey Planner (sector-level)

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families

★ Top school within 1km

★★★

Primary

Churchfields Infants' School

Outstanding · 3 min walk

★★★

Secondary

Woodbridge High School

Outstanding · 6 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 57 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 26.0 µg/m³ · PM2.5: 7.0 µg/m³

NoiseMEDIUM

road

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%

Nearest SSSI: Epping Forest SSSI — 6.4 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

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

SOUTHDENE SURGERY

THE SHRUBBERIES, GEORGE LANE, SOUTH WOODFORD, E18 1BD

7 min walk

78%

Recommend GP

78%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospital · 1.7 km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km

A&E 4hr targetNHS target: 95%55.9%

Demographics

22 Apr

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Rank: 32,943 nationally

1,557

Est. population

9,576/km²

65%

Employed

52%

Degree educated

£51,700

Median income

2.3%

Claimant rate

Inner cityHigh densityOwner occupiers / families

Community stability

Age profile

Under 1826%

18–3412%

35–4924%

50–6422%

65+17%

Tenure

Own outright44%

Own (mortgage)46%

Private rent8%

Social rent1%

Shared ownership0%

Ethnicity

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 rent 8%Social rent 1%

vs. London

Income vs London+23.1%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote15.5%

Ward turnout46%

Election year2022

MPMr Calvin Bailey (Labour)

MP majority4,757

ConstituencyChingford and Woodford Green

Councillors

Rosa GomezLabour

Lloyd Jacob DuddridgeLabour

Guy Owen Mansfield WilliamsLabour

Investment

Rental yield, rent and gentrification

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,400

Gentrification score26/100

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

Market liquidity

Future outlook

Low

Price growth potential

High

Development pressure

Low

New supply risk

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketInternational Supermarket · 664 m

1 tennis courts2 swimming pools

Libraries (1km)

Cinemas (2km)

740m

Post office

Nearby shops

Toms Convenience Store478 m

Woody Food & Wine487 m

Belgique Patisserie508 m

Food and Wine577 m

Nearby cafes

HDO440 m

Dada466 m

The Canteen Cafe503 m

Cafe on the Lane580 m

Nearby restaurants

Prezzo429 m

The Mohabir445 m

Grand Trunk Road455 m

Dynasty485 m

Nearby pubs

Lizard Lounge569 m

Slug and Lettuce575 m

The George588 m

The Cricketers617 m

Nearby pharmacies

Churchfield Pharmacy450 m

Allens Pharmacy540 m

Boots620 m

Daniel's Pharmacy702 m

Nearby health

Queen Mary Practice416 m

The Elmhurst Practice422 m

Improve Your Smile478 m

Harley Fitzrovia Health518 m

Food hygiene (5-star)59% of 86

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham Forest Redbridge vs Havering

Frequently asked questions

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG8 9HX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

IG8 9HX

Property

📍 Track IG8 9HX

Safety

Transport

Schools

Environment

Health

Demographics

Politics

Investment

Amenities

Frequently asked questions

Resident Reviews

Trusted official data sources