Cranbrook · Redbridge · Ilford North constituency · 51.56944, 0.06236

IG1 3JL— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 42/100Yield 5.09%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
62
Safety
76
Schools
100
Transport
42
Environment
86
Investment
52

The bottom line

IG1 3JL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £330,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG1 3JL

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 avg price-36.5% vs London avg
vs London income-6.4% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for IG1 3JL

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

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“The family fortress”

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How IG1 3JL 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 · 5 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 8 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.0 incidents per 1,000 residents

Better than 57% of London
↑ Rising 820.0%

-12% vs borough

Crime by type

Violence & sexual offences30%
Other25%
Vehicle crime21%
Anti-social behaviour12%
Drug offences8%
Theft3%
Robbery1%
Burglary0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

-41.4%

This year

Terraced

Dominant type

Price history

5-year change
+11.9%
Sales (24 months)5
New build0.0%
Avg terraced£570,000
Avg flat£265,000
Price per m²£3,280/m²
Price per ft²£305/ft²
Avg floor area104.8 m²

EPC breakdown

C
16%
D
38%
E
16%
F
1%
G
2%

Based on 73 properties · Confidence: high

Street mix

Semi 12%Terraced 57%Flat 31%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.4×

Price-to-income

£1,651/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£262,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.5%

Total change

+290%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.2%

per year

Acceleration

+6.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached12.9%
Terraced58.6%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£130k+55.1%2.4
Post-dot-com plateau2001–2004£116k£295k+154.3%3
Pre-crash peak2005–2007£268k£348k+30.1%3
GFC & correction2008–2011£250k£295k+18%2.5
Help-to-Buy recovery2013–2015£340k£440k+29.4%3.3
Brexit uncertainty2017–2019£269k£465k+72.9%2
Pandemic surge2020–2021£397k£295k-25.7%2.5
Rate-rise correction2022–2022£680k£680k+0%1
Current market2025–2026£450k£328k-27.2%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette+0.8% α
Local
8.1%
District
7.3%
Terraced-0.6% α
Local
6.1%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill StationCentral line
9.6 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
10 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
16 min walk
IlfordNational Rail
16 min walk
Redbridge Underground StationCentral
18 min walk
Newbury Park Underground StationCentral
26 min walk
No bus stops within 400m

26

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park440m
Santander docks (800m)0
Nearest cycle dock5.0 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: 11.0 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 10%
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

3 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

9

Care homes (1km)

Nearest hospitalSpire London East · 2.4 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

49

Parks (1km)

12

Restaurants (800m)

2

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 (949 m)

Nearest supermarketWhere 2 Save · 712 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)

419m

Post office

Nearby shops

Islamabad380 m
Devrim Corner Supermarket390 m
Costcutter401 m
Belgrave Supermarket618 m

Nearby cafes

Gardener's Cottage Cafe473 m
Valentines Park Cafe577 m
Blend 93700 m
chaiiwala728 m

Nearby restaurants

Luigi's372 m
Zing392 m
Deluxe Lounge408 m
Citi Kitchen408 m

Nearby pubs

The Great Spoon of Ilford949 m

Nearby gyms

Cranbrook Castle Lawn Tennis & Social Club266 m
Ilford Club382 m
Fernford Clubs434 m

Nearby pharmacies

Munro888 m
Rohpharm Pharmacy921 m

Nearby health

Redbrige Eye Screening Centre809 m
Food hygiene (5-star)74% of 53

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ABRIDGE COMMERCIALS LTD
ALPINE COMMERCE LTD
ARTI CREATIONS INVESTMENTS LIMITED
BHOPAL PROPERTIES LTD
BONGS ENTERPRISE LTD

+15 more

Investment

Investment grade, yield and market outlook

52

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

59.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,690m
Crossrail 2 route8,690m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,590 nationally

1,642

Est. population

17,040/km²

59%

Employed

47%

Degree educated

£39,300

Median income

6.6%

Claimant rate

Inner cityVery high densityEstablished mixed

49

Community stability

Age profile

27%
21%
23%
17%
Under 1827%
18–3421%
35–4923%
50–6417%
65+13%

Tenure

32%
36%
30%
Own outright32%
Own (mortgage)36%
Private rent30%
Social rent2%
Shared ownership0%

Ethnicity

66%
White British11%
White Other10%
Asian66%
Black5%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine15%
No car household26%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent30%
Social rent2%

vs. London

Income vs London-6.4%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
16
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)
16
Largest scheme
105 homes · 420, 420, Eastern Avenue, Ilford, IG2 6NS
Pipeline pressure
NONE

Named schemes (500m)

24-26, 24-26, BEEHIVE LANE, IG13 RG11 homes
completed
Development At 6, Arlington Gardens, Cranbrook, IG1 3HH5 homes
completed
88, 88, High Road, Ilford, IG15 homes
completed
11, 11, Redcliffe Gardens, Ilford, IG1 3HQ4 homes
completed
60, 60, The Drive, IG1 3HZ4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG1 3JL

Full postcodeIG1 3JL
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.569443
Longitude0.062356
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