Mayfield · Redbridge · Ilford South constituency · 51.55598, 0.08745

IG1 1SU— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 77/100Transport 27/100Yield 4.60%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
77
Schools
90
Transport
27
Environment
63
Investment
60

The bottom line

IG1 1SU 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 1SU

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 1SU

🛡️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 1SU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gordon Primary School

Good · Inspected Feb 2024 · 1 min walk

KS2: 104.8

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 13 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 24 min walk

6 primaries · 0 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

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 706m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area85.4 m²

EPC breakdown

C
4%
D
10%
E
1%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 6%Terraced 94%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,500
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, no insulation (assumed)
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

1995–2023 · CAGR

+7.2%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-59.01

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached6.1%
Terraced93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£109k+67.7%2
Post-dot-com plateau2002–2004£137k£250k+81.8%2.5
Pre-crash peak2005–2007£199k£250k+25.6%2
GFC & correction2011–2011£223k£223k+0%2
Help-to-Buy recovery2014–2016£257k£366k+42.4%1.3
Brexit uncertainty2018–2019£386k£340k-11.9%1.5
Pandemic surge2020–2020£283k£283k+0%1
Rate-rise correction2022–2023£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
7.1%
District
8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
Seven Kings StationGreater Anglia line
12.9 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
14 min walk
Seven KingsNational Rail
14 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
16 min walk
Barking Rail StationSuffragette · c2c
24 min walk
Barking Underground StationDistrict · Hammersmith & City
24 min walk
No bus stops within 400m

18

Walkability score

9

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park579m
Santander docks (800m)0
Nearest cycle dock6.5 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: 11.9 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 55%
More green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.1 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

10 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketLidl · 785 m
2 tennis courts

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)

335m

Post office

Nearby shops

Saheed Halal Butcher299 m
Costcutter310 m
Hunters Convenience Store330 m
Tesco Express618 m

Nearby cafes

Ley Street Cafe956 m
Barking Park Cafe1.1 km

Nearby restaurants

Beaumont Fish Bar320 m
Pizza East325 m
Aladdin's Shisha Lounge598 m
Chefs Pizza819 m

Nearby pubs

Prince of Wales365 m
Oko Lounge1.0 km

Nearby pharmacies

Woodlands Pharmacy677 m
Food hygiene (5-star)38% of 77

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

A

High street health

Registered businesses

AZ ELECTRICIANS LTD
DAVE CONSULTING LTD
MYME PROPERTIES LTD
SPEEDY DESIGN & BUILD LIMITED

Investment

Investment grade, yield and market outlook

60

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
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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

16.7

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,285m
Crossrail 2 route10,789m

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)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
14
Local approval rate
54%
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)
30
Largest scheme
148 homes · Former Allotment Site, Former Allotment Site, South Park Drive, Loxford Lane, Ilford, IG3 9AR
Pipeline pressure
NONE

Named schemes (500m)

127-129, 127-129, Stanley Road, Ilford, IG1 1RQ9 homes
completed
Golfe House, Golfe House, Golfe Road, Ilford, IG1 1ST6 homes
completed
Development At 35 37 And 39, Sunnyside Road4 homes
completed
72, Park Road, IG1 1SF4 homes
completed
39, Sunnyside Road, Ilford4 homes
completed

Politics

Local councillors and MP

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

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Compare Redbridge with nearby boroughs:

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Key facts for IG1 1SU

Full postcodeIG1 1SU
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.555977
Longitude0.087454
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