Bridge · Redbridge · Chingford and Woodford Green constituency · 51.61690, 0.04482

IG9 6ET— Bridge, Redbridge

Location and area intelligence for IG9 6ET, Bridge, Redbridge

High-connectivity investment target

 

Schools 100%Safety 10/100Transport 51/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
53
Safety
10
Schools
100
Transport
51
Environment
96
Investment
57

The bottom line

IG9 6ET offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

IG9 6ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for IG9 6ET

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung⚠️ Very high crime

“High-connectivity investment target”

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How IG9 6ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ray Lodge Primary School

Not yet inspected · 14 min walk

KS2: 106.3

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 24 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+686% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences33%
Other30%
Vehicle crime11%
Anti-social behaviour10%
Burglary6%
Drug offences6%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.7km

Crime is +669% above 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,860/m²
Price per ft²£359/ft²
Avg floor area57.9 m²

EPC breakdown

C
7%
D
9%

Based on 16 properties · Confidence: medium

Street mix

Semi 14%Terraced 18%Flat 64%Other 4%

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£144,750
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+4.2%

Total change

+225%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.2%

per year

Acceleration

-63.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached15.4%
Terraced19.2%
Flat/maisonette65.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£99k+49.7%2
Post-dot-com plateau2002–2003£88k£133k+52%2.5
Pre-crash peak2005–2005£175k£175k+0%1
GFC & correction2011–2011£207k£207k+0%1
Help-to-Buy recovery2013–2014£390k£215k-44.9%1
Brexit uncertainty2019–2019£315k£315k+0%1
Pandemic surge2021–2021£323k£323k+0%2
Rate-rise correction2022–2022£385k£385k+0%3
Current market2024–2024£215k£215k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.9%
District
6.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Roding Valley Underground StationCentral line
1 min walk
Chingford

Nearby stations

Roding Valley Underground StationCentral
1 min walk
Woodford Underground StationCentral
17 min walk
Chingford Rail StationWeaver
38 min walk
ChingfordNational Rail
38 min walk
South Woodford Underground StationCentral
38 min walk
No bus stops within 400m

3

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria56 min ↑
Waterloo52 min ↑
Canary Wharf41 min ↓
City ★38 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 park125m
Santander docks (800m)0
Nearest cycle dock6.2 km

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 3.1 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 BROADWAY SURGERY

3 BROADWAY GARDENS, MONKHAMS AVENUE, IG8 0HF

15 min walk

36%

Recommend GP

36%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalThe Holly Private Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Ming Garden (935 m)

Nearest supermarketArchies · 3.0 km
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

69m

Post office

Nearby shops

Old Street Butcher928 m

Nearby cafes

Ray Park Cafe805 m
Legends Cafe918 m
Green Owl927 m
Costa930 m

Nearby restaurants

Ming Garden935 m
Express BBQ & Fish bar945 m
Leonardos947 m
The Queen's Rooms971 m

Nearby pubs

The Monkhams141 m
The 3 Colts837 m
Railway Bar & Grill934 m
Railway Tavern1.1 km

Nearby pharmacies

Easter Pharmacy112 m

Nearby health

The Queens Dental Practice928 m
Food hygiene (5-star)100% of 1

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

CHIFORESCU M TRANSPORT LTD
DR. DIGITAL HEALTH LTD
MAY OF LONDON LIMITED
TRADEWISE AUTOS LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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
7.8% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

60.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,655m
Crossrail 2 route7,899m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,501 nationally

1,775

Est. population

10,079/km²

66%

Employed

42%

Degree educated

£44,300

Median income

4.2%

Claimant rate

Inner cityHigh densityOwner occupiers / families

58

Community stability

Age profile

25%
15%
25%
21%
15%
Under 1825%
18–3415%
35–4925%
50–6421%
65+14%

Tenure

37%
44%
17%
Own outright37%
Own (mortgage)44%
Private rent17%
Social rent1%
Shared ownership0%

Ethnicity

59%
17%
White British59%
White Other13%
Asian17%
Black4%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine13%
No car household13%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent17%
Social rent1%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
80%
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)
7
Largest scheme
14 homes · Land rear of 184-200, Land rear of 184-200, Buckhurst Way, Buckhurst Hill, Essex,, IG9 6HZ
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 184-200, Land rear of 184-200, Buckhurst Way, Buckhurst Hill, Essex,, IG9 6HZ14 homes
completed
Development At 1, Ridgeway, Woodford Green4 homes
completed
6 Station Parade, 6 Station Parade, Cherry Tree Rise, IG93 homes
completed
7 Station Parade, 7 Station Parade, Cherry Tree Rise, IG9 6EU3 homes
completed
Developent At 269, Prospect Road2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.4%
Ward turnout
36%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Syeda Lovely ChoudhuryLabour
Gurdial Singh BhamraLabour
Paul CanalConservative

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Key facts for IG9 6ET

Full postcodeIG9 6ET
Postcode districtIG9
BoroughLondon Borough of Redbridge
WardBridge
Latitude51.616898
Longitude0.044818
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