Monkhams · Redbridge · Chingford and Woodford Green constituency · 51.62379, 0.02977

IG9 5HL— Monkhams, Redbridge

Location and area intelligence for IG9 5HL, Monkhams, Redbridge

The family fortress

 

Schools 100%Safety 83/100Transport 28/100Low yield 2.82%

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
83
Schools
90
Transport
28
Environment
84
Investment
38

Location

IG9 5HL

Key facts for IG9 5HL

Full postcodeIG9 5HL
Postcode districtIG9
BoroughLondon Borough of Redbridge
WardMonkhams
Latitude51.623787
Longitude0.029770
Parliamentary constituencyChingford and Woodford Green
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+1.9% vs London avg
vs London crime-82.7% vs London avg

Deep-dive guides for IG9 5HL

🛡️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 IG9 5HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wells Primary School

Not yet inspected · 10 min walk

KS2: 107.6

★★

Secondary

Trinity Catholic High School

Good · 12 min walk

P8: +0.26A8: 56.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 66 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

11.3 incidents per 1,000 residents

Better than 92% of London
↑ Rising 90.0%

from a low base — still below London average

+33% vs borough

Crime by type

Violence & sexual offences37%
Anti-social behaviour32%
Other16%
Vehicle crime11%
Drug offences5%
Theft0%
Robbery0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 83% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area120.4 m²

EPC breakdown

C
2%
D
5%
E
2%

Based on 9 properties · Confidence: low

Street mix

Terraced 100%

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£301,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofRoof room(s), limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,905
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
🚇
Roding Valley Underground StationCentral line
14.5 min walk
🚂
Chingford

Nearby stations

🚇
Roding Valley Underground StationCentral
15 min walk
🚇
Chingford Rail StationWeaver
22 min walk
🚂
ChingfordNational Rail
22 min walk
🚇
Woodford Underground StationCentral
24 min walk
🚇
Highams Park Rail StationWeaver
34 min walk
🚌1 bus routes · 2 stops within 400m · 8 buses/hr peak

5

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria78 min ↑
Waterloo73 min ↑
Canary Wharf63 min ↑
City ★58 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park149m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
The Holly Private Hospital
149m
🅿️
The Holly Private Hospital
209m

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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Epping Forest SSSI — 3.7 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): 2

Landslide susceptibility: Medium

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 BROADWAY SURGERY

3 BROADWAY GARDENS, MONKHAMS AVENUE, IG8 0HF

21 min walk

36%

Recommend GP

36%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalThe Holly Private Hospital · 177 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.7 km
5 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

527m

Post office

Nearby shops

Buckhurst Hill Store783 m

Nearby cafes

Eat Wells971 m
Atrium Cafe1.1 km
Simply Seafood1.2 km

Nearby pubs

Bald Faced Stag290 m
The Horse & Well793 m
The Travellers Friend1.0 km
Woodford Wells Cricket Club Bar1.0 km

Nearby gyms

Buckhurst Hill Lawn Tennis & Bowls Club659 m
Woodford Wells Cricket Club980 m

Nearby health

The Holly Private Hospital177 m
Food hygiene (5-star)67% of 3

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (2.82%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.82% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

49.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,820m
Crossrail 2 route7,343m

Demographics

22 Apr

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,454 nationally

1,453

Est. population

3,791/km²

56%

Employed

43%

Degree educated

£42,800

Median income

2.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

21%
13%
19%
21%
26%
Under 1821%
18–3413%
35–4919%
50–6422%
65+26%

Tenure

47%
35%
15%
Own outright47%
Own (mortgage)35%
Private rent15%
Social rent3%
Shared ownership1%

Ethnicity

60%
17%
White British60%
White Other10%
Asian17%
Black4%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household14%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent15%
Social rent3%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
6
Local approval rate
83%
Borough approval rate
73%
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)
0
Largest scheme
41 homes · OAKLEA, OAKLEA, WHITEHALL LANE, Buckhurst Hill, IG9
Pipeline pressure
NONE

Named schemes (500m)

OAKLEA, OAKLEA, WHITEHALL LANE, Buckhurst Hill, IG941 homes
completed
36, 36, Whitehall Lane, Buckhurst Hill, IG9 5JG3 homes
completed
22, 22, Whitehall Lane, Buckhurst Hill, IG9 5JG1 homes
completed
Land Adjacent 20, Land Adjacent 20, Whitehall Lane, Woodford Green, IG8 5JG1 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

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The bottom line

IG9 5HL 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 catch: 58 min to city — above average for this zone.

Less suited to Car-free commuters.

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Compare Redbridge with nearby boroughs:

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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