The bottom line
IG1 3EZ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Investors.
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Toggle the things that matter to you — see how IG1 3EZ scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for IG1 3EZ
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Postcode Personality
“High-connectivity investment target”
How IG1 3EZ has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Highlands Primary School
Not yet inspected · 8 min walk
KS2: 107.4
Secondary
The Ursuline Academy Ilford
Not yet inspected · 7 min walk
100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Sheringham Nursery School & Children's Centre
Not inspected · 17 min walk
3 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
97.5 incidents per 1,000 residents
+53% vs borough
Crime by type
Stop & search
6.5
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
4
Incidents (5yr)
Nearest station: Ilford Fire Station · 1.9km
Crime is +50% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 15 properties · Confidence: medium
Street mix
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2023 · CAGR
+1%
Total change
+31%
Market Activity
Price Velocity & Acceleration
Current Velocity
-26.9%
per year
Acceleration
-79.86
change in velocity
Market State
Downturn
Price Distribution
P25: £200k–£250k · P75: £150k–£175k · 18 sales
Property Type Mix
Total: 18 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £145k | £62k | -57.2% | 1.8 |
| Post-dot-com plateau | 2001–2004 | £191k | £123k | -35.6% | 1.3 |
| Pre-crash peak | 2005–2006 | £209k | £140k | -33% | 1.5 |
| Help-to-Buy recovery | 2014–2014 | £162k | £162k | +0% | 1 |
| Pandemic surge | 2021–2021 | £170k | £170k | +0% | 1 |
| Rate-rise correction | 2022–2023 | £260k | £190k | -26.9% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-19.3% alpha
CAGR over 1yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
35
Walkability score
63
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
15
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Roding Valley Meadows SSSI — 8.1 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE DRIVE SURGERY
68 THE DRIVE, CRANBROOK, IG1 3HZ
4 min walk
62%
Recommend GP
62%
Overall GP experience
8
GPs within 1km
2
Dentists within 1km
12
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
51
Parks (1km)
12
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
8
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Great Spoon of Ilford (553 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
484m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
72
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
25.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 4,070 nationally
1,835
Est. population
14,282/km²
54%
Employed
43%
Degree educated
£41,900
Median income
10.7%
Claimant rate
25
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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