Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.60855, 0.02019

IG8 9QH— Monkhams, Redbridge

Location and area intelligence for IG8 9QH, Monkhams, Redbridge

The family fortress

 

Schools 100%Safety 83/100Transport 25/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
59
Safety
83
Schools
90
Transport
25
Environment
88
Investment
35

The bottom line

IG8 9QH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 54 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG8 9QH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG8 9QH meets your needs.

Location

IG8 9QH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.9% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG8 9QH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG8 9QH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG8 9QH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodford Green Primary School

Not yet inspected · Inspected Jun 2025 · 5 min walk

KS2: 109.5

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 2 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences31%
Other19%
Anti-social behaviour18%
Vehicle crime15%
Burglary9%
Robbery6%
Drug offences1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: LFB Woodford · 289m

Crime is 20% below London average

Property

12 Jun

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£5,842/m²
Price per ft²£543/ft²
Avg floor area169 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Terraced 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£422,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+5.1%

Total change

+269%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.1%

per year

Acceleration

-332.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£145k£138k-5.2%1
Post-dot-com plateau2002–2002£370k£370k+0%1
Brexit uncertainty2019–2019£1.38m£1.38m+0%1
Pandemic surge2021–2021£535k£535k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woodford Underground StationCentral line
11.4 min walk
Highams Park

Nearby stations

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

24

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

4.8 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)

0

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
295m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.6 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

RYDAL

375 HIGH ROAD, IG8 9QJ

0 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketInternational Supermarket · 1.7 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

237m

Post office

Nearby shops

Toms Convenience Store882 m
Belgique Patisserie918 m

Nearby cafes

Deli on the green141 m
Humphry's566 m
Atrium Cafe775 m
Eat Wells854 m

Nearby restaurants

Marina meze81 m
Prezzo167 m
Mezze189 m
Bel Sit194 m

Nearby pubs

The Castle73 m
Rose & Crown165 m
The Cricketers741 m
The Travellers Friend813 m

Nearby gyms

Woodford Wells Cricket Club925 m

Nearby pharmacies

Churchfield Pharmacy1.1 km

Nearby health

Harley Fitzrovia Health908 m
Improve Your Smile924 m
Food hygiene (5-star)73% of 33

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

FAMEDIATION LIMITED

Investment

Investment grade, yield and market outlook

35

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,016m
Crossrail 2 route5,965m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,831 nationally

1,913

Est. population

6,232/km²

58%

Employed

46%

Degree educated

£42,800

Median income

2.9%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

20%
17%
24%
19%
20%
Under 1820%
18–3417%
35–4924%
50–6419%
65+20%

Tenure

29%
23%
29%
18%
Own outright29%
Own (mortgage)23%
Private rent29%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

53%
15%
14%
White British53%
White Other15%
Asian14%
Black10%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household28%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent29%
Social rent18%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
100%
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)
8
Largest scheme
97 homes · HARTS HOSPITAL SITE, HARTS HOSPITAL SITE, HIGH ROAD, WOODFORD GREEN, IG8 0RB
Pipeline pressure
NONE

Named schemes (500m)

SITE WOODFORD GREEN UNITED FREE CHURCH, SITE WOODFORD GREEN UNITED FREE CHURCH, HIGH ELMS, IG8 0UP49 homes
completed
Woodford Green Post Office, Woodford Green Post Office, Johnston Road, Woodford Green, IG8 0XB9 homes
completed
499-501, 499-501, High Road, Woodford Green, IG87 homes
completed
457, 457, High Road, Woodford Green, IG86 homes
completed
Development At 397 To 401, High Road4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.6%
Ward turnout
41%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Linda HuggettConservative
Joel Anthony HergaConservative

Live in IG8 9QH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

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

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

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG8 9QH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG8 9QH

Full postcodeIG8 9QH
Postcode districtIG8
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.608547
Longitude0.020194
Parliamentary constituencyChingford and Woodford Green
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