Cranbrook · Redbridge · Ilford North constituency · 51.56641, 0.06190

IG1 3HB— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 36/100Yield 4.60%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
78
Schools
60
Transport
36
Environment
82
Investment
68

The bottom line

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

Less suited to Car-free commuters.

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Location

IG1 3HB

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 3HB

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

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Postcode Personality

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

“The family fortress”

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How IG1 3HB 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 · 6 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 · 17 min walk

2 primaries · 2 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)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is 38% below London average

Property

Prices, sales volume and market trends

Avg floor area62.8 m²

EPC breakdown

C
4%
D
14%
E
2%
F
2%
G
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 10%Flat 85%Other 5%

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£157,000
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

2000–2019 · CAGR

+4.2%

Total change

+118%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.5%

per year

Acceleration

-120.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached14.3%
Flat/maisonette85.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£74k£74k+0%1
Post-dot-com plateau2002–2002£91k£91k+0%3
Pre-crash peak2007–2007£126k£126k+0%1
GFC & correction2009–2009£70k£70k+0%1
Help-to-Buy recovery2013–2016£600k£222k-63%1.5
Brexit uncertainty2019–2019£161k£161k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
4.2%
District
4.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11.3 min walk
Ilford

Nearby stations

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

22

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

4.9 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park381m
Santander docks (800m)0
Nearest cycle dock4.9 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: 10.8 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows 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 yield857.8 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

2 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 · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

11

Restaurants (800m)

1

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 (697 m)

Nearest supermarketCranbrook Supermarket · 586 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)

432m

Post office

Nearby shops

Belgrave Supermarket415 m
Belgrave News422 m
Saif Halal Butchers439 m
Madina Store446 m

Nearby cafes

Valentine Cafe528 m
Saf Cafe616 m
Valentines Park Cafe633 m
Titanic Cafe635 m

Nearby restaurants

Big Mama's429 m
Bunz & Broth433 m
Al Khayma436 m
Shola Chicken475 m

Nearby pubs

The Great Spoon of Ilford697 m
Jono's934 m

Nearby gyms

Ilford Club492 m
Cranbrook Castle Lawn Tennis & Social Club544 m
Fernford Clubs731 m

Nearby pharmacies

Rohpharm Pharmacy652 m

Nearby health

Redbrige Eye Screening Centre549 m
Food hygiene (5-star)58% of 66

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AS&L LIMITED
CHECKPOINT SECURITY LTD
JA&P LIMITED
JONMO LTD
M DRYWALL LIMITED

+1 more

Investment

Investment grade, yield and market outlook

68

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

21.9

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,379m
Crossrail 2 route8,747m

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)
6
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
16
Local approval rate
33%
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)
16
Largest scheme
12 homes · 259-261, 259-261, Cranbrook Road, IG1 4TG
Pipeline pressure
NONE

Named schemes (500m)

297-299, 297-299, CRANBROOK ROAD, IG1 4VA10 homes
completed
88, 88, High Road, Ilford, IG15 homes
completed
Development At 6, Arlington Gardens, Cranbrook, IG1 3HH5 homes
completed
80-88, 80-88, Belgrave Road, E11 3QP4 homes
completed
27, 27, De Vere Gardens, IG1 3EB4 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 3HB

Full postcodeIG1 3HB
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.566411
Longitude0.061901
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