Cranbrook · Redbridge · Ilford North constituency · 51.56971, 0.05686

IG1 3JE— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 26/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
84
Schools
100
Transport
26
Environment
92
Investment
48

The bottom line

IG1 3JE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 3JE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for IG1 3JE

🛡️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 3JE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranbrook Primary School

Not yet inspected · 2 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 11 min walk

P8: +0.93A8: 59.3

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.9 incidents per 1,000 residents

Better than 70% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour22%
Vehicle crime22%
Other15%
Theft7%
Drug offences5%
Burglary5%
Robbery2%

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 · 2.5km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,110/m²
Price per ft²£475/ft²
Avg floor area164 m²

EPC breakdown

D
1%
E
1%
F
1%
G
1%

Based on 4 properties · Confidence: low

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£410,000
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)
GlazingMostly double glazing
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+3.1%

Total change

+40%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.3%

per year

Acceleration

-123.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£500k£500k+0%1
Current market2024–2025£976k£700k-28.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gants Hill StationCentral line
11.3 min walk
Ilford

Nearby stations

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

12

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge70 min ↑
Victoria77 min ↑
Waterloo73 min ↑
Canary Wharf ★61 min
City66 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 park281m
Santander docks (800m)0
Nearest cycle dock4.7 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: 10.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.7 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

4 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalSpire London East · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketWhere 2 Save · 915 m
5 tennis courts2 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)

0

Cinemas (2km)

480m

Post office

Nearby shops

Madina Store456 m
Saif Halal Butchers458 m
Belgrave News469 m
Belgrave Supermarket474 m

Nearby cafes

Gardener's Cottage Cafe763 m
Blend 93892 m

Nearby restaurants

Bunz & Broth461 m
Big Mama's464 m
Luigi's606 m
Zing608 m

Nearby gyms

Cranbrook Castle Lawn Tennis & Social Club240 m
Fernford Clubs365 m
Ilford Club764 m

Nearby health

Inglehurst Dentist Practice1.2 km
Food hygiene (5-star)63% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

A&H PROPERTIES AND INVESTMENTS LIMITED
AKARA HOMES LTD
ASTRA PROPERTY LONDON LIMITED
GRAYS MOBILE MECHANICS LIMITED
RAZAQ LTD

Investment

Investment grade, yield and market outlook

48

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,532m
Crossrail 2 route8,313m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,251 nationally

1,467

Est. population

13,779/km²

52%

Employed

41%

Degree educated

£39,300

Median income

3.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

55

Community stability

Age profile

23%
20%
21%
17%
19%
Under 1823%
18–3420%
35–4921%
50–6418%
65+19%

Tenure

44%
30%
18%
Own outright44%
Own (mortgage)30%
Private rent18%
Social rent8%

Ethnicity

71%
White British10%
White Other7%
Asian71%
Black5%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household23%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent18%
Social rent8%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
12
Local approval rate
29%
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)
13
Largest scheme
35 homes · 567 To 571, 567 To 571, High Road, Seven Kings, IG3
Pipeline pressure
NONE

Named schemes (500m)

567 To 571, 567 To 571, High Road, Seven Kings, IG335 homes
completed
68, 68, Wanstead Lane, Ilford, IG1 3SE6 homes
completed
88, 88, High Road, Ilford, IG15 homes
completed
60, 60, The Drive, IG1 3HZ4 homes
completed
Development At 64b, The Drive, Cranbrook, IG1 3HZ2 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 3JE

Full postcodeIG1 3JE
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.569710
Longitude0.056856
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