Mayfield · Redbridge · Ilford South constituency · 51.55330, 0.08775

IG1 2XT— Mayfield, Redbridge

Location and area intelligence for IG1 2XT, Mayfield, Redbridge

The family fortress

 

Schools 100%Safety 77/100Transport 24/100Yield 4.60%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
51
Safety
77
Schools
90
Transport
24
Environment
63
Investment
58

The bottom line

IG1 2XT 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.

Check your dealbreakers

Toggle the things that matter to you — see how IG1 2XT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG1 2XT meets your needs.

Location

IG1 2XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for IG1 2XT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG1 2XT with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG1 2XT 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 · 4 min walk

KS2: 104.8

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 16 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 12 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

50.5 incidents per 1,000 residents

Better than 62% of London
↑ Rising 830.8%

from a low base — still below London average

-21% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour21%
Other21%
Vehicle crime13%
Burglary7%
Drug offences5%
Theft1%
Robbery1%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 993m

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area87 m²

EPC breakdown

C
7%
D
11%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 88%Flat 12%

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£217,500
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, 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

1996–2023 · CAGR

+9.6%

Total change

+1082%

Market Activity

Price Velocity & Acceleration

Current Velocity

+111.4%

per year

Acceleration

+129.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Terraced86.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£55k£70k+27.3%1.5
Post-dot-com plateau2001–2003£98k£197k+102.1%1
Pre-crash peak2006–2007£230k£295k+28.3%1.5
GFC & correction2008–2008£369k£369k+0%1
Help-to-Buy recovery2014–2015£325k£435k+33.8%1
Brexit uncertainty2019–2019£378k£378k+0%1
Pandemic surge2021–2021£308k£308k+0%1
Rate-rise correction2023–2023£650k£650k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.3% alpha

Terraced+2.3% α
Local
15.5%
District
13.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
15.8 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Seven KingsNational Rail
17 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
18 min walk
Barking Rail Stationc2c · Suffragette
20 min walk
Barking Underground StationDistrict · Hammersmith & City
20 min walk
No bus stops within 400m

17

Walkability score

6

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park404m
Santander docks (800m)0
Nearest cycle dock6.5 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download445 Mbps
Superfast coverage97%
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: 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 AONB23% green spaceTree canopy: 31%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.8 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

13 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Prince of Wales (660 m)

Nearest supermarketLidl · 1.0 km
12 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)

1

Cinemas (2km)

38m

Post office

Nearby shops

Saheed Halal Butcher1 m
Costcutter11 m
Hunters Convenience Store33 m
Loxford General Store784 m

Nearby cafes

Barking Park Cafe764 m
Daily Munch Cafe966 m

Nearby restaurants

Beaumont Fish Bar22 m
Pizza East27 m
Aladdin's Shisha Lounge888 m
Favorite Chicken & Ribs957 m

Nearby pubs

Prince of Wales660 m
The Royal Oak904 m

Nearby pharmacies

Woodlands Pharmacy581 m
Britannia Pharmacy979 m
Food hygiene (5-star)40% of 38

Business

Local businesses registered here

Active businesses
50
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
28
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A & K ASSETS LIMITED
AL MADINA MEAT AND GROCERY LTD
AWP AUTOS LTD
BASSONS LIMITED
BATTERSEA CONTRACTS LTD

+15 more

Investment

Investment grade, yield and market outlook

58

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 score14/100
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

20.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,054m
Crossrail 2 route10,911m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,770 nationally

2,395

Est. population

9,720/km²

56%

Employed

37%

Degree educated

£40,200

Median income

9.1%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

31%
21%
23%
15%
Under 1831%
18–3421%
35–4923%
50–6415%
65+9%

Tenure

23%
37%
30%
Own outright23%
Own (mortgage)37%
Private rent30%
Social rent9%
Shared ownership1%

Ethnicity

68%
White British10%
White Other6%
Asian68%
Black9%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household21%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent30%
Social rent9%

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)
13
Local approval rate
46%
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)
176
Largest scheme
212 homes · FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG
Pipeline pressure
NONE

Named schemes (500m)

Former Allotment Site, Former Allotment Site, South Park Drive, Loxford Lane, Ilford, IG3 9AR148 homes
completed
Golfe House, Golfe House, Golfe Road, Ilford, IG1 1ST6 homes
completed
20-22, 20-22, High Road, South Woodford, E18 2QL4 homes
completed
76, Eton Road, Ilford, IG1 2UG, IG1 2UG3 homes
completed
24, 24, Elgin Road, Seven Kings, IG3 8LL3 homes
completed

Politics

Local councillors and MP

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

Live in IG1 2XT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG1 2XT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG1 2XT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG1 2XT

Full postcodeIG1 2XT
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.553301
Longitude0.087750
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