Cranbrook · Redbridge · Ilford North constituency · 51.57314, 0.05392

IG1 3PL— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 36/100Yield 4.60%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
81
Schools
100
Transport
36
Environment
92
Investment
55

The bottom line

IG1 3PL 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 3PL

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 3PL

🛡️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 3PL 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 · 4 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 27 min walk

3 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.8km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area160 m²

EPC breakdown

C
2%
D
2%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 71%Terraced 29%

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£400,000
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, 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

1996–2015 · CAGR

+2%

Total change

+46%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.6%

per year

Acceleration

-80.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached71.4%
Terraced28.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£147k£147k+0%2
Pre-crash peak2007–2007£485k£485k+0%1
GFC & correction2011–2012£440k£400k-9.1%1
Help-to-Buy recovery2014–2015£495k£215k-56.6%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Redbridge Underground StationCentral line
7.4 min walk
Ilford

Nearby stations

Redbridge Underground StationCentral
9 min walk
Gants Hill Underground StationCentral
12 min walk
Wanstead Underground StationCentral
22 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
24 min walk
IlfordNational Rail
24 min walk
No bus stops within 400m

9

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

4.6 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park191m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
The Beehive· yes
620m

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 waterLOW
Low
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 — 7.4 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

9 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSpire London East · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketWhere 2 Save · 908 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)

868m

Post office

Nearby shops

Tharvin's528 m
Carlos's Wines & Spirits545 m
Britex Foods586 m
Ashley's News637 m

Nearby cafes

Artful Blend743 m

Nearby restaurants

Kim Wah609 m
Carolines Pizza661 m
Citi Kitchen692 m
GG697 m

Nearby gyms

Fernford Clubs352 m
Cranbrook Castle Lawn Tennis & Social Club453 m

Nearby health

Dewaxify555 m
Inglehurst Dentist Practice818 m
Dental Health Centre995 m
Orthodontic Gallery999 m
Food hygiene (5-star)55% of 22

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

55

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 score16/100
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

37.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,769m
Crossrail 2 route8,028m

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)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
11
Local approval rate
40%
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
35 homes · 567 To 571, 567 To 571, High Road, Seven Kings, IG3
Pipeline pressure
NONE

Named schemes (500m)

68, 68, Wanstead Lane, Ilford, IG1 3SE6 homes
completed
110, 110, George Lane, South Woodford, E18 1AE5 homes
completed
310, 310, Wanstead Park Road, IG1 3TU3 homes
completed
643, 643, Eastern Avenue, Ilford, IG2 6PW2 homes
completed
427, 427, Wanstead Park Road, Ilford, IG1 3TT2 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 3PL

Full postcodeIG1 3PL
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.573143
Longitude0.053923
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