Chadwell · Redbridge · Ilford South constituency · 51.57177, 0.11969

RM6 4PF— Chadwell, Redbridge

Location and area intelligence for RM6 4PF, Chadwell, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 29/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
78
Schools
60
Transport
29
Environment
57
Investment
46

The bottom line

RM6 4PF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 4PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+27.0% vs London avg

Deep-dive guides for RM6 4PF

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

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🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM6 4PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Chadwell Primary School

Not yet inspected · Inspected May 2025 · 5 min walk

KS2: 106.7

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 1 min walk

P8: +0.38A8: 51.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.3 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+29% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour20%
Drug offences8%
Vehicle crime8%
Robbery5%
Burglary4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is +27% above London average

Property

2 Jul

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.

RM6 district median

£380,000

Based on 97 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,013/m²
Price per ft²£559/ft²
Avg floor area46.9 m²

EPC breakdown

C
5%
D
4%
E
6%

Based on 15 properties · Confidence: medium

Street mix

Semi 11%Terraced 83%Flat 6%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£117,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+433%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.5%

per year

Acceleration

-4.47

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached11.8%
Terraced82.4%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£85k+57.9%2.8
Post-dot-com plateau2001–2004£94k£167k+78.9%2.8
Pre-crash peak2005–2007£170k£180k+5.9%1.3
GFC & correction2010–2010£180k£180k+0%1
Help-to-Buy recovery2014–2016£232k£280k+20.7%1
Brexit uncertainty2019–2019£270k£270k+0%1
Pandemic surge2021–2021£284k£284k+0%2
Current market2025–2025£285k£285k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
13.2%
District
12.4%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing4
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
Chadwell Heath Rail StationElizabeth line line
9.2 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
10 min walk
Chadwell HeathNational Rail
10 min walk
Goodmayes Rail StationElizabeth line
12 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
22 min walk
Newbury Park Underground StationCentral
26 min walk
No bus stops within 400m

26

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria69 min ↑
Waterloo65 min ↑
Canary Wharf ★53 min
City58 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park314m
Santander docks (800m)0
Nearest cycle dock8.9 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 55%
Less green space than 87% of London

Nearest SSSI: Hainault Forest SSSI — 5.8 km

Energy

Solar: 862 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE SURGERY

200 CHADWELL HEATH LANE, CHADWELL HEATH, RM6 4YU

7 min walk

56%

Recommend GP

56%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 858 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eva Hart (732 m)

Nearest supermarketMasala Bazaar · 497 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

998m

Post office

Nearby shops

Chadwell Supermarket389 m
AAA News403 m
DU'A Foods651 m
Just Drinks 4U693 m

Nearby cafes

Costa Coffee479 m
Sip & Savour Cafe598 m
Foodies684 m

Nearby restaurants

KFC267 m
Harvester - The Greyhound386 m
Essence Peri Peri Grill407 m
Nando's495 m

Nearby pubs

The Eva Hart732 m
The Hawbush1.1 km

Nearby gyms

The Gym505 m

Nearby pharmacies

Wellbeing Pharmacy672 m

Nearby health

Chadwell Heath Surgery421 m
Chadwell Dental Care687 m
Goodmayes Hospital858 m
Food hygiene (5-star)66% of 32

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

BRJ ASSOCIATES LTD
NKC GROUND WORK (NIGAM KUMAR CONSTRUCTION) LTD
OMNI CONCEPT MARKETING LTD
PROGOTI PROPERTY SOLUTIONS LIMITED
TIDY HOMES LONDON LTD

+1 more

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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 / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,028m
Crossrail 2 route12,545m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,024 nationally

2,903

Est. population

12,415/km²

61%

Employed

41%

Degree educated

7.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

34%
22%
25%
14%
Under 1834%
18–3422%
35–4925%
50–6414%
65+5%

Tenure

22%
34%
30%
Own outright11%
Own (mortgage)22%
Private rent34%
Social rent30%
Shared ownership3%

Ethnicity

16%
41%
21%
White British16%
White Other11%
Asian41%
Black21%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household35%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent34%
Social rent30%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
16
Local approval rate
60%
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)
13
Largest scheme
397 homes · FORMER CHADWELL HEATH HOSPITAL, FORMER CHADWELL HEATH HOSPITAL, GROVE ROAD, RM6 4PE
Pipeline pressure
NONE

Named schemes (500m)

FORMER CLYDE WORKS, FORMER CLYDE WORKS, GROVE ROAD, RM6 4UU276 homes
completed
WIGGINS TEAPE WORK SITE, WIGGINS TEAPE WORK SITE, GROVE ROAD, RM6109 homes
completed
WIGGINS TEAPE, WIGGINS TEAPE, GROVE ROAD, RM698 homes
completed
LAND SOUTH OF, LAND SOUTH OF, MILLHAVEN CLOSE, GROVE ROAD, RM648 homes
completed
HEATH WORKS, HEATH WORKS, GROVE ROAD, RM6 4UH36 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Hannah Amirah ChaudhryLabour
Bert Alexander JonesLabour
Anne Marie SachsLabour

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Key facts for RM6 4PF

Full postcodeRM6 4PF
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.571766
Longitude0.119695
Parliamentary constituencyIlford South
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