Chadwell · Redbridge · Ilford South constituency · 51.57895, 0.12413

RM6 5ED— Chadwell, Redbridge

Location and area intelligence for RM6 5ED, Chadwell, Redbridge

The family fortress

 

Schools 100%Safety 80/100Transport 22/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
80
Schools
60
Transport
22
Environment
67
Investment
42

The bottom line

RM6 5ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 5ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+12.0% vs London avg

Deep-dive guides for RM6 5ED

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM6 5ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Bede's Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 3 min walk

KS2: 109.5

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 11 min walk

P8: +0.38A8: 51.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+15% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour27%
Other20%
Vehicle crime13%
Drug offences6%
Robbery1%
Burglary1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 3.3km

Crime is +12% 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£6,432/m²
Price per ft²£598/ft²
Avg floor area113 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£282,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.8%

Total change

+626%

Market Activity

Price Velocity & Acceleration

Current Velocity

+95.1%

per year

Acceleration

+72.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£82k£70k-14.6%1
Post-dot-com plateau2001–2001£172k£172k+0%1
Pre-crash peak2006–2006£249k£249k+0%1
GFC & correction2011–2011£305k£305k+0%1
Current market2026–2026£595k£595k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
15.1 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
16 min walk
Chadwell HeathNational Rail
16 min walk
Goodmayes Rail StationElizabeth line
22 min walk
Newbury Park Underground StationCentral
30 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
31 min walk
No bus stops within 400m

6

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City59 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock9.3 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: 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: 15.3 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 52%
More green space than 89% of London

Nearest SSSI: Hainault Forest SSSI — 5.0 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

4 min walk

56%

Recommend GP

56%

Overall GP experience

7

GPs within 1km

0

Dentists within 1km

7

Care homes (1km)

Nearest hospitalKing George Hospital · 903 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hawbush (584 m)

No restaurants within 800m — nearest: Yankees Chicken (984 m)

Nearest supermarketCostcutter · 995 m
1 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)

1.1km

Post office

Nearby shops

Chadwell Supermarket649 m
DU'A Foods984 m
Just Drinks 4U985 m
Chop Meat996 m

Nearby cafes

Sip & Savour Cafe989 m
Il Patio998 m
Foodies1.0 km

Nearby restaurants

Yankees Chicken984 m
German Doner Kebab984 m
Subway984 m
Kebabish Original988 m

Nearby pubs

The Hawbush584 m
The Eva Hart1.0 km

Nearby pharmacies

Wellbeing Pharmacy984 m

Nearby health

Chadwell Heath Surgery643 m
Chadwell Dental Care984 m
Food hygiene (5-star)65% of 23

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

42

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 score15/100
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

35.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,849m
Crossrail 2 route12,760m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,011 nationally

1,959

Est. population

7,656/km²

51%

Employed

38%

Degree educated

4.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

28%
16%
22%
16%
18%
Under 1828%
18–3416%
35–4922%
50–6416%
65+18%

Tenure

38%
43%
14%
Own outright38%
Own (mortgage)43%
Private rent14%
Social rent6%

Ethnicity

27%
51%
White British27%
White Other4%
Asian51%
Black10%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine18%
No car household20%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent14%
Social rent6%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
17
Local approval rate
58%
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)
14
Largest scheme
397 homes · FORMER CHADWELL HEATH HOSPITAL, FORMER CHADWELL HEATH HOSPITAL, GROVE ROAD, RM6 4PE
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, GREGORY ROAD, RM614 homes
completed
235, 235, Grove Road, Chadwell Heath, RM66 homes
completed
15, 15, Mansfield Road, Ilford, IG15 homes
completed
Development Site Rear 8 To 10, Rear of 8 to 10, Freshwell Avenue, Chadwell Heath2 homes
completed
Development At 219, Somerville Road, Chadwell Heath, Romford, 219, Somerville Road, Chadwell Heath, RM6 5AT1 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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Compare Redbridge with nearby boroughs:

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Key facts for RM6 5ED

Full postcodeRM6 5ED
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.578952
Longitude0.124128
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
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