Cranbrook · Redbridge · Ilford North constituency · 51.57294, 0.06384

IG1 3RG— Cranbrook, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 46/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
66
Schools
100
Transport
46
Environment
88
Investment
55

The bottom line

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

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Location

IG1 3RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for IG1 3RG

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG1 3RG 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 · 7 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 3 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 11 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

118.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 962.5%

+86% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour13%
Vehicle crime8%
Theft6%
Burglary6%
Drug offences5%
Robbery4%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.2km

Crime is +82% above 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£1,646/m²
Price per ft²£153/ft²
Avg floor area65.8 m²

EPC breakdown

D
12%
E
3%
F
2%

Based on 17 properties · Confidence: medium

Street mix

Terraced 52%Flat 39%Other 9%

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£164,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+2.3%

Total change

+90%

Market Activity

Price Velocity & Acceleration

Current Velocity

-58.0%

per year

Acceleration

-83.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Terraced61.1%
Flat/maisonette38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£184k+233%1
Post-dot-com plateau2001–2003£60k£203k+237.5%1.7
Pre-crash peak2006–2006£135k£135k+0%3
GFC & correction2008–2011£145k£100k-31%2
Help-to-Buy recovery2016–2016£199k£199k+0%1
Rate-rise correction2023–2023£250k£250k+0%1
Current market2025–2025£105k£105k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.5% alpha

Terraced-1.5% α
Local
10.6%
District
12.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill StationCentral line
4.8 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
5 min walk
Redbridge Underground StationCentral
17 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
20 min walk
IlfordNational Rail
20 min walk
Newbury Park Underground StationCentral
23 min walk
No bus stops within 400m

54

Walkability score

132

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
The Beehive· yes
623m

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: 11.3 km away✗ Not Green Belt✗ Not AONB88% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.3 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

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

5 min walk

66%

Recommend GP

66%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

9

Care homes (1km)

Nearest hospitalSpire London East · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

3

Convenience

No pubs within 400m — nearest: King George V (777 m)

Nearest supermarketWhere 2 Save · 321 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)

79m

Post office

Nearby shops

Costcutter12 m
Islamabad41 m
Devrim Corner Supermarket73 m
Adele370 m

Nearby cafes

Gardener's Cottage Cafe206 m
Blend 93305 m
chaiiwala335 m
Smoke & Pepper361 m

Nearby restaurants

Citi Kitchen6 m
Zing25 m
Deluxe Lounge44 m
Luigi's53 m

Nearby pubs

King George V777 m

Nearby gyms

Fernford Clubs340 m
Cranbrook Castle Lawn Tennis & Social Club364 m
Ilford Club529 m

Nearby pharmacies

Munro488 m

Nearby health

The Scan Clinic722 m
Dental Health Centre1.0 km
Orthodontic Gallery1.0 km
Redbrige Eye Screening Centre1.1 km
Food hygiene (5-star)54% of 129

Business

Local businesses registered here

Active businesses
30
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ADVISIA UKEIG
BAKHSHI (UK) LIMITED
BEEHIVE & BROOKLAND LTD
BEST TRAVEL LTD
BIG PORTION LONDON LTD

+15 more

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,081m
Crossrail 2 route8,707m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,021 nationally

2,155

Est. population

6,212/km²

60%

Employed

49%

Degree educated

£39,300

Median income

5.0%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

23%
27%
23%
14%
Under 1824%
18–3427%
35–4923%
50–6412%
65+14%

Tenure

20%
21%
48%
Own outright20%
Own (mortgage)21%
Private rent48%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

15%
61%
White British15%
White Other13%
Asian61%
Black4%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household43%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
17
Local approval rate
36%
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)
29
Largest scheme
214 homes · Former Odeon Cinema Site, 454 - 468, Former Odeon Cinema Site, 454 - 468, Eastern Avenue, Perth Road, Gants Hill, IG2 6DD
Pipeline pressure
NONE

Named schemes (500m)

Former Multi-Storey Car Park, Former Multi-Storey Car Park, Bramley Crescent, Gants Hill, IG2 6DA122 homes
completed
420, 420, Eastern Avenue, Ilford, IG2 6NS105 homes
completed
24-26, 24-26, BEEHIVE LANE, IG13 RG11 homes
completed
543-553, 543-553, CRANBROOK ROAD, IG210 homes
completed
424-428, 424-428, Cranbrook Road, Ilford, IG2 6HW9 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 3RG

Full postcodeIG1 3RG
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.572941
Longitude0.063842
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