Cranbrook · Redbridge · Ilford North constituency · 51.57572, 0.05229

IG1 3PW— Cranbrook, Redbridge

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

The practical family move

 

Schools 100%Safety 85/100Transport 43/100Yield 4.60%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
56
Safety
85
Schools
90
Transport
43
Environment
67
Investment
60

The bottom line

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

Less suited to Car-free commuters.

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Location

IG1 3PW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for IG1 3PW

🛡️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🔒 Very Safe

“The practical family move”

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How IG1 3PW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Redbridge Primary School

Good · Inspected Jun 2024 · 8 min walk

KS2: 106.8

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 14 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.1 incidents per 1,000 residents

Better than 72% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences24%
Vehicle crime21%
Other12%
Drug offences6%
Burglary6%
Robbery3%
Theft1%

Road safety

54

Road safety score

14

Accidents (5yr)

3

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.0km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area129.2 m²

EPC breakdown

D
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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£323,000
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, 270 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

1996–2021 · CAGR

+7.4%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.9%

per year

Acceleration

-33.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£104k£102k-2.2%1.5
Pre-crash peak2006–2006£175k£175k+0%2
Help-to-Buy recovery2014–2014£350k£350k+0%1
Brexit uncertainty2017–2017£530k£530k+0%1
Pandemic surge2021–2021£625k£625k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-7.9% alpha

Terraced-7.9% α
Local
5.3%
District
13.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Redbridge StationCentral line
4.9 min walk
Manor Park

Nearby stations

Redbridge Underground StationCentral
6 min walk
Gants Hill Underground StationCentral
12 min walk
Wanstead Underground StationCentral
21 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
28 min walk
Snaresbrook Underground StationCentral
28 min walk
No bus stops within 400m

12

Walkability score

3

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 park399m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
The Beehive· yes
519m

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: 10.7 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 7.1 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

13 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.4 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

61

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketWhere 2 Save · 991 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)

468m

Post office

Nearby shops

Tharvin's290 m
Carlos's Wines & Spirits313 m
Redbridge Superstore466 m
Britex Foods541 m

Nearby cafes

Artful Blend506 m

Nearby restaurants

GG460 m
Dilanis Fish Bar478 m
Great Wall516 m
Carolines Pizza546 m

Nearby gyms

Fernford Clubs570 m
Cranbrook Castle Lawn Tennis & Social Club722 m

Nearby health

Dewaxify326 m
Inglehurst Dentist Practice567 m
Dental Health Centre792 m
Orthodontic Gallery797 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

ACMX CONSULTING LTD
AKSIGNALS LTD
GBB CONTRACTORS LIMITED

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

20.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,967m
Crossrail 2 route7,862m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,540 nationally

1,784

Est. population

12,539/km²

58%

Employed

40%

Degree educated

£39,300

Median income

4.8%

Claimant rate

Inner cityHigh densityEstablished mixed

52

Community stability

Age profile

22%
22%
23%
17%
15%
Under 1822%
18–3422%
35–4923%
50–6417%
65+15%

Tenure

33%
37%
22%
Own outright34%
Own (mortgage)37%
Private rent22%
Social rent7%
Shared ownership0%
Rent free1%

Ethnicity

60%
White British13%
White Other12%
Asian60%
Black7%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine16%
No car household25%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent22%
Social rent7%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
11
Local approval rate
41%
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)
10
Largest scheme
17 homes · Former Valentines Tennis Club and 12, Former Valentines Tennis Club and 12, Hill View Crescent, Ilford, IG1 3QD
Pipeline pressure
NONE

Named schemes (500m)

110, 110, George Lane, South Woodford, E18 1AE5 homes
completed
141, 141, Eastern Avenue, IG42 homes
completed
Land Rear of 60, Land Rear of 60, Selborne Road, Ilford, IG1 3AJ2 homes
completed
Development At 148, Eastern Avenue, Ilford2 homes
completed
23, 23, Grangeway Gardens, Ilford, IG4 5HN2 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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Compare Redbridge with nearby boroughs:

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Key facts for IG1 3PW

Full postcodeIG1 3PW
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.575725
Longitude0.052293
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