Mayfield · Redbridge · Ilford South constituency · 51.55743, 0.08902

IG1 1SS— Mayfield, Redbridge

Location and area intelligence for IG1 1SS, Mayfield, Redbridge

The family fortress

 

Schools 100%Safety 77/100Transport 30/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
77
Schools
60
Transport
30
Environment
63
Investment
47

The bottom line

IG1 1SS 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: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 1SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG1 1SS

🛡️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 IG1 1SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

SS Peter and Paul's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 106.3

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 11 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.0 incidents per 1,000 residents

Better than 61% of London
↑ Rising 607.1%

-18% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Vehicle crime17%
Anti-social behaviour16%
Burglary7%
Robbery5%
Drug offences3%
Theft1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Ilford Fire Station · 525m

Crime is 20% below 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.

IG1 district median

£365,000

Based on 115 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,769/m²
Price per ft²£443/ft²
Avg floor area110.7 m²

EPC breakdown

B
1%
C
6%
D
13%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Semi 39%Terraced 61%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£276,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

+8.76

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached39.3%
Terraced60.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£148k+118.5%1.8
Post-dot-com plateau2002–2004£185k£250k+35.1%2.7
Pre-crash peak2005–2007£305k£260k-14.8%1
GFC & correction2009–2011£245k£275k+12.2%1
Help-to-Buy recovery2014–2016£275k£435k+58.2%1
Brexit uncertainty2018–2018£425k£425k+0%1
Pandemic surge2021–2021£510k£510k+0%1
Rate-rise correction2023–2023£525k£525k+0%1
Current market2024–2025£498k£515k+3.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.3%
District
6.7%

CAGR over 25yr 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
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Kings StationGreater Anglia line
10.5 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
12 min walk
Seven KingsNational Rail
12 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
17 min walk
Goodmayes Rail StationElizabeth line
22 min walk
Newbury Park Underground StationCentral
25 min walk
No bus stops within 400m

13

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria66 min ↑
Waterloo62 min ↑
Canary Wharf ★48 min
City55 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park463m
Santander docks (800m)0
Nearest cycle dock6.6 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: 12.0 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: 12.1 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Hainault Forest SSSI — 8.0 km

Energy

Solar: 858 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 yield857.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OAK TREE MEDICAL CENTRE

273-275 GREEN LANE, IG3 9TJ

8 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 786 m
2 tennis courts1 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)

1

Cinemas (2km)

501m

Post office

Nearby shops

Tesco Express427 m
Saheed Halal Butcher469 m
Costcutter478 m
Hunters Convenience Store496 m

Nearby cafes

Ley Street Cafe861 m

Nearby restaurants

Beaumont Fish Bar487 m
Pizza East492 m
Aladdin's Shisha Lounge511 m
Paratha Junction718 m

Nearby pubs

Prince of Wales285 m
Oko Lounge927 m

Nearby pharmacies

Britannia Pharmacy779 m
Woodlands Pharmacy862 m
Pharmaram896 m
Food hygiene (5-star)38% of 80

Business

Local businesses registered here

Active businesses
84
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
34
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

12 HOWLEY PLACE MANAGEMENT COMPANY LIMITED
3 J'S ELECTRICAL LIMITED
ADEPT BUILDERS LIMITED
AELOS LIMITED
ALTERED STATES TAILORING SPECIALIST LIMITED

+15 more

Investment

Investment grade, yield and market outlook

47

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score13/100
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 / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,480m
Crossrail 2 route10,839m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,125 nationally

1,902

Est. population

12,815/km²

54%

Employed

34%

Degree educated

£40,200

Median income

9.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

30%
22%
21%
16%
Under 1830%
18–3422%
35–4921%
50–6416%
65+11%

Tenure

29%
28%
37%
Own outright29%
Own (mortgage)28%
Private rent37%
Social rent5%
Shared ownership1%

Ethnicity

66%
White British9%
White Other10%
Asian66%
Black8%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine20%
No car household28%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
16
Local approval rate
63%
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)
109
Largest scheme
148 homes · Former Allotment Site, Former Allotment Site, South Park Drive, Loxford Lane, Ilford, IG3 9AR
Pipeline pressure
NONE

Named schemes (500m)

205 - 223, 205 - 223, Green Lane, Ilford, IG1 1XR20 homes
completed
127-129, 127-129, Stanley Road, Ilford, IG1 1RQ9 homes
completed
Charter House, 450, Charter House, 450, High Road, Ilford, IG1 1UF9 homes
completed
Golfe House, Golfe House, Golfe Road, Ilford, IG1 1ST6 homes
completed
258, 258, Green Lane, Ilford, IG1 1YF3 homes
completed

Politics

Local councillors and MP

MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

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Key facts for IG1 1SS

Full postcodeIG1 1SS
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.557433
Longitude0.089021
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