Cranbrook · Redbridge · Ilford North constituency · 51.57154, 0.06219

IG1 3QP— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 48/100Yield 4.60%

Best for: Families, Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
76
Schools
100
Transport
48
Environment
88
Investment
68

The bottom line

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

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Location

IG1 3QP

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

Deep-dive guides for IG1 3QP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 3QP 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 · 5 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 · 25 min walk

2 primaries · 1 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 · 2.2km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area83.9 m²

EPC breakdown

C
8%
D
9%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Semi 3%Terraced 13%Flat 83%

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£209,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2023 · CAGR

+6.7%

Total change

+469%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+48.13

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced13.8%
Flat/maisonette82.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£115k+111%2.2
Post-dot-com plateau2001–2003£105k£331k+215.2%1.3
Pre-crash peak2005–2006£172k£185k+7.6%2
GFC & correction2008–2011£188k£199k+5.9%1.5
Help-to-Buy recovery2013–2016£182k£285k+56.6%1
Brexit uncertainty2017–2019£665k£305k-54.1%1
Rate-rise correction2023–2023£310k£310k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
10.9%
District
10.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing3
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
7 min walk
Ilford

Nearby stations

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

43

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria56 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★39 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park316m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
The Beehive· yes
718m

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: 11.1 km away✗ Not Green Belt✗ Not AONB86% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.5 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

6 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

10

Care homes (1km)

Nearest hospitalSpire London East · 2.2 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)

29

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketWhere 2 Save · 514 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)

0

Cinemas (2km)

241m

Post office

Nearby shops

Islamabad188 m
Costcutter196 m
Devrim Corner Supermarket214 m
Adele560 m

Nearby cafes

Gardener's Cottage Cafe343 m
Blend 93497 m
chaiiwala528 m
Smoke & Pepper551 m

Nearby restaurants

Luigi's185 m
Zing192 m
Citi Kitchen199 m
Deluxe Lounge216 m

Nearby gyms

Cranbrook Castle Lawn Tennis & Social Club191 m
Fernford Clubs260 m
Ilford Club489 m

Nearby pharmacies

Munro678 m

Nearby health

The Scan Clinic916 m
Redbrige Eye Screening Centre1.0 km
Dental Health Centre1.1 km
Orthodontic Gallery1.1 km
Food hygiene (5-star)59% of 111

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

SMART PROPERTY SERVICES(UK) LIMITED
VIC - JOINERY LTD

Investment

Investment grade, yield and market outlook

68

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 score21/100
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

45.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,889m
Crossrail 2 route8,626m

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%

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)
15
Planning apps (3 years)
18
Local approval rate
33%
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)
30
Largest scheme
122 homes · Former Multi-Storey Car Park, Former Multi-Storey Car Park, Bramley Crescent, Gants Hill, IG2 6DA
Pipeline pressure
NONE

Named schemes (500m)

24-26, 24-26, BEEHIVE LANE, IG13 RG11 homes
completed
88, 88, High Road, Ilford, IG15 homes
completed
Development At 40, Development At 40, Redcliffe Gardens, Cranbrook4 homes
completed
60, 60, The Drive, IG1 3HZ4 homes
completed
11, 11, Redcliffe Gardens, Ilford, IG1 3HQ4 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 3QP

Full postcodeIG1 3QP
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.571541
Longitude0.062191
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