Cranbrook · Redbridge · Ilford North constituency · 51.56752, 0.05668

IG1 3LE— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 75/100Transport 19/100Yield 4.60%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
75
Schools
100
Transport
19
Environment
92
Investment
60

The bottom line

IG1 3LE 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 3LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for IG1 3LE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 3LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Highlands Primary School

Not yet inspected · 1 min walk

KS2: 107.4

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 13 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
↑ Rising 371.4%

-3% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour17%
Vehicle crime14%
Burglary4%
Drug offences3%
Theft2%
Robbery1%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

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 · 2.4km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area105.7 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

Street mix

Terraced 83%Flat 17%

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£264,250
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

+91.2%

per year

Acceleration

+83.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£81k£50k-38.3%1
Pre-crash peak2005–2006£315k£340k+7.9%1
Rate-rise correction2022–2022£650k£650k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

18

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

4.6 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park522m
Santander docks (800m)0
Nearest cycle dock4.6 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: 10.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

3 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSpire London East · 2.4 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

23

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketCranbrook Supermarket · 940 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)

238m

Post office

Nearby shops

Saif Halal Butchers218 m
Madina Store218 m
Belgrave News226 m
Belgrave Supermarket231 m

Nearby restaurants

Bunz & Broth221 m
Big Mama's222 m
Luigi's770 m
Zing780 m

Nearby gyms

Cranbrook Castle Lawn Tennis & Social Club442 m
Fernford Clubs600 m
Food hygiene (5-star)59% of 22

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

7 THE DRIVE RTM COMPANY LIMITED
A CLASS PROPERTIES (GREATER LONDON) LTD
A ONE PROPERTIES (GREATER LONDON) LTD
APEX LONDON LIMITED
ASHMINA PROPERTIES LIMITED

+4 more

Investment

Investment grade, yield and market outlook

60

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

23

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,313m
Crossrail 2 route8,365m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,364 nationally

1,606

Est. population

15,481/km²

56%

Employed

42%

Degree educated

£39,300

Median income

5.7%

Claimant rate

SuburbanVery high densityEstablished mixed

44

Community stability

Age profile

27%
24%
21%
17%
Under 1827%
18–3424%
35–4921%
50–6417%
65+11%

Tenure

29%
32%
35%
Own outright29%
Own (mortgage)32%
Private rent35%
Social rent3%
Rent free0%

Ethnicity

64%
White British8%
White Other9%
Asian64%
Black10%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine16%
No car household25%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent35%
Social rent3%

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
10
Local approval rate
42%
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)
11
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
88, 88, High Road, Ilford, IG15 homes
completed
51, 51, Endsleigh Gardens, Ilford, IG1 3EQ4 homes
completed
60, 60, The Drive, IG1 3HZ4 homes
completed
247, 247, Wanstead Park Road, Ilford, IG1 3TR2 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 3LE

Full postcodeIG1 3LE
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.567519
Longitude0.056685
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