Location
Key facts for IG9 5JB
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for IG9 5JB
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Postcode Personality
“The family fortress”
How IG9 5JB has changed
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Wells Primary School
Not yet inspected · 9 min walk
KS2: 107.6
Secondary
Trinity Catholic High School
Good · 11 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Church Hill Nursery School
Not inspected · 65 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
11.3 incidents per 1,000 residents
from a low base — still below London average
+33% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 83% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£801,000
Median sale price
£801,000 is 54% above the London median (£520,000)
Flat
Dominant type
Price history
EPC breakdown
Based on 24 properties · Confidence: medium
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
5
Walkability score
7
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ 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)
Nearby car parks
Connectivity
Broadband and mobile coverage
100%
Full fibre
39%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Epping Forest SSSI — 3.8 km
Energy
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
Cost band
Flood risk
Subsidence risk
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
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
Amenities
Shops, restaurants, parks and more
56
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
6
Gyms (1km)
15
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Bald Faced Stag (368 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
602m
Post office
Nearby shops
Nearby cafes
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
29
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.10%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
58.7
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 30,454 nationally
1,453
Est. population
3,791/km²
56%
Employed
43%
Degree educated
£42,800
Median income
2.4%
Claimant rate
58
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£801,000)
£27,550
Standard buyer
£27,550
First-time buyer
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
IG9 5JB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £801,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catches: high noise levels nearby and 58 min to city — above average for this zone.
Less suited to Car-free commuters.
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Compare Redbridge with nearby boroughs:
What else could £801k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
92%
Confidence score
11/12
Pillars populated