Cranbrook · Redbridge · Ilford North constituency · 51.56533, 0.06044

IG1 3EQ— Cranbrook, Redbridge

Location and area intelligence for IG1 3EQ, Cranbrook, Redbridge

The family fortress

 

Schools 100%Safety 78/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
78
Schools
60
Transport
36
Environment
82
Investment
53

The bottom line

IG1 3EQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG1 3EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for IG1 3EQ

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 3EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Highlands Primary School

Not yet inspected · 5 min walk

KS2: 107.4

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 9 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
↑ Rising 369.2%

from a low base — still below London average

-37% vs borough

Crime by type

Violence & sexual offences33%
Other23%
Anti-social behaviour18%
Vehicle crime13%
Burglary7%
Drug offences3%
Theft3%
Robbery0%

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 · 2.1km

Crime is 38% below London average

Property

21 Jun

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£5,480/m²
Price per ft²£509/ft²
Avg floor area63.8 m²

EPC breakdown

C
17%
D
30%
E
8%

Based on 55 properties · Confidence: high

Street mix

Semi 3%Terraced 27%Flat 70%

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£159,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2024 · CAGR

+6.3%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.4%

per year

Acceleration

-83.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached3.4%
Terraced32.8%
Flat/maisonette63.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£178k+242.3%2
Post-dot-com plateau2001–2004£101k£126k+24.8%5
Pre-crash peak2005–2007£358k£133k-62.9%2.3
GFC & correction2008–2012£150k£98k-34.7%1.5
Help-to-Buy recovery2013–2016£475k£190k-60%2
Brexit uncertainty2017–2019£460k£250k-45.7%1.5
Pandemic surge2020–2021£295k£213k-27.8%1
Rate-rise correction2022–2022£360k£360k+0%1
Current market2024–2024£308k£308k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Weakest performer

Terraced

-2.7% alpha

Flat/maisonette-1.6% α
Local
6.2%
District
7.8%
Terraced-2.7% α
Local
5.5%
District
8.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Ilford StationElizabeth line line
10.8 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
12 min walk
IlfordNational Rail
12 min walk
Gants Hill Underground StationCentral
16 min walk
Redbridge Underground StationCentral
20 min walk
Manor Park Rail StationElizabeth line
22 min walk
No bus stops within 400m

13

Walkability score

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo55 min ↑
Canary Wharf ★43 min
City47 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park511m
Santander docks (800m)0
Nearest cycle dock4.8 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.2 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE DRIVE SURGERY

68 THE DRIVE, CRANBROOK, IG1 3HZ

3 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

11

Care homes (1km)

Nearest hospitalSpire London East · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (702 m)

Nearest supermarketCranbrook Supermarket · 588 m
5 tennis courts3 sports halls

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)

317m

Post office

Nearby shops

Belgrave Supermarket300 m
Belgrave News310 m
Saif Halal Butchers331 m
Madina Store339 m

Nearby cafes

Valentine Cafe541 m
Saf Cafe614 m
Titanic Cafe640 m
Valentines Park Cafe773 m

Nearby restaurants

Big Mama's319 m
Bunz & Broth324 m
Al Khayma461 m
Shola Chicken508 m

Nearby pubs

The Great Spoon of Ilford702 m

Nearby gyms

Cranbrook Castle Lawn Tennis & Social Club642 m
Ilford Club645 m
Fernford Clubs829 m

Nearby pharmacies

Rohpharm Pharmacy645 m
Medipharmacy1.1 km

Nearby health

Redbrige Eye Screening Centre558 m
Food hygiene (5-star)58% of 50

Business

Local businesses registered here

Active businesses
40
New (last 12 months)
11
Dissolved (last 12 months)
0
Industry diversity
23
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ANGLIAN SELF STORAGE LTD
BRENWICK SECURITY LTD
CLICK ONLINE SHOPPERZ LIMITED
COMMUNITY CARE EAST CIC
CONTAINER KITCHENS LTD

+15 more

Investment

Investment grade, yield and market outlook

53

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

High

Demand

Low

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

36.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,225m
Crossrail 2 route8,684m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,333 nationally

1,523

Est. population

20,719/km²

54%

Employed

41%

Degree educated

£39,300

Median income

7.7%

Claimant rate

Inner cityVery high densityEstablished mixed

33

Community stability

Age profile

25%
23%
25%
15%
14%
Under 1825%
18–3423%
35–4925%
50–6415%
65+14%

Tenure

26%
18%
50%
Own outright26%
Own (mortgage)18%
Private rent50%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

15%
58%
White British11%
White Other15%
Asian58%
Black7%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine18%
No car household36%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent50%
Social rent5%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
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)
15
Largest scheme
35 homes · 567 To 571, 567 To 571, High Road, Seven Kings, IG3
Pipeline pressure
NONE

Named schemes (500m)

Development At 6, Arlington Gardens, Cranbrook, IG1 3HH5 homes
completed
5, 5, De Vere Gardens, Cranbrook, IG1 3EB4 homes
completed
47, 47, Empress Avenue, Ilford, IG1 3DE4 homes
completed
80-88, 80-88, Belgrave Road, E11 3QP4 homes
completed
11, 11, Redcliffe Gardens, Ilford, IG1 3HQ4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Chaudhary Mushtaq AhmedLabour
Saira Yasar JamilLabour
Syed Shikul IslamLabour

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Key facts for IG1 3EQ

Full postcodeIG1 3EQ
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.565331
Longitude0.060439
Parliamentary constituencyIlford North
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