Cranbrook · Redbridge · Ilford North constituency · 51.57033, 0.05260

IG1 3NE— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
81
Schools
100
Transport
33
Environment
92
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

IG1 3NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
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 3NE

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 3NE 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 · 5 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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.7 incidents per 1,000 residents

Better than 53% of London
→ Stable

-3% vs borough

Crime by type

Anti-social behaviour30%
Vehicle crime21%
Other18%
Violence & sexual offences15%
Drug offences10%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.8km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,033/m²
Price per ft²£653/ft²
Avg floor area121.5 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 25%Terraced 75%

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£303,750
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.6%

Total change

+669%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.2%

per year

Acceleration

+36.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£116k£176k+51.3%1.5
Post-dot-com plateau2001–2004£230k£355k+54.3%1
Pre-crash peak2005–2007£325k£392k+20.7%1.7
GFC & correction2010–2010£423k£423k+0%1
Help-to-Buy recovery2015–2015£520k£520k+0%1
Pandemic surge2020–2021£670k£660k-1.5%1.5
Current market2024–2024£893k£893k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-6.2% alpha

Terraced-6.2% α
Local
10.8%
District
17%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Redbridge Underground StationCentral line
9.3 min walk
Manor Park

Nearby stations

Redbridge Underground StationCentral
10 min walk
Gants Hill Underground StationCentral
15 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
22 min walk
Wanstead Underground StationCentral
22 min walk
Manor Park Rail StationElizabeth line
25 min walk
No bus stops within 400m

7

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo57 min ↑
Canary Wharf46 min ↑
City ★44 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)

1

EV chargers (800m)

Nearest car park327m
Santander docks (800m)0
Nearest cycle dock4.4 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 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

8 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSpire London East · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

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 · 1.1 km
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)

590m

Post office

Nearby shops

Madina Store557 m
Saif Halal Butchers562 m
Belgrave News584 m
Belgrave Supermarket593 m

Nearby cafes

Artful Blend911 m

Nearby restaurants

Bunz & Broth569 m
Big Mama's574 m
GG870 m
Dilanis Fish Bar877 m

Nearby gyms

Cranbrook Castle Lawn Tennis & Social Club488 m
Fernford Clubs515 m

Nearby health

Dewaxify743 m
Inglehurst Dentist Practice1.1 km
Food hygiene (5-star)59% of 22

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

GVINTERIORS LTD
HAUS & HAVEN LTD
KHUSHAL FOODS LIMITED
LHR ESTATES LTD
LHR PROPERTY MANAGEMENT LTD

+3 more

Investment

Investment grade, yield and market outlook

43

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 months0

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

4/100

Velocity score

Future outlook

44.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,451m
Crossrail 2 route8,010m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,178 nationally

1,702

Est. population

8,969/km²

57%

Employed

47%

Degree educated

£39,300

Median income

5.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

27%
22%
22%
16%
Under 1827%
18–3422%
35–4922%
50–6416%
65+13%

Tenure

39%
41%
19%
Own outright39%
Own (mortgage)41%
Private rent19%
Social rent2%
Shared ownership1%

Ethnicity

71%
White British7%
White Other8%
Asian72%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine13%
No car household14%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent19%
Social rent2%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
64%
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)
4
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
310, 310, Wanstead Park Road, IG1 3TU3 homes
completed
Land Rear of 60, Land Rear of 60, Selborne Road, Ilford, IG1 3AJ2 homes
completed
427, 427, Wanstead Park Road, Ilford, IG1 3TT2 homes
completed
2, 2, Ripon Gardens, IG12 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 3NE

Full postcodeIG1 3NE
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.570333
Longitude0.052598
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