Cranbrook · Redbridge · Ilford North constituency · 51.57604, 0.06026

IG1 3RW— Cranbrook, Redbridge

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

The family fortress

 

Schools 100%Safety 85/100Transport 47/100Yield 4.60%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
64
Safety
85
Schools
100
Transport
47
Environment
87
Investment
61

The bottom line

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

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Location

IG1 3RW

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 3RW

🛡️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

“The family fortress”

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How IG1 3RW 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 · 8 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 6 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 31 min walk

3 primaries · 1 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

93

Road safety score

7

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.6km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area104.6 m²

EPC breakdown

C
3%
D
5%

Based on 8 properties · Confidence: low

Street mix

Semi 11%Terraced 89%

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£261,500
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, no insulation (assumed)
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

1999–2018 · CAGR

+9.1%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

+136.4%

per year

Acceleration

+157.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached11.1%
Terraced88.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£100k£100k+0%3
Post-dot-com plateau2001–2004£121k£225k+86.7%1
Pre-crash peak2007–2007£280k£280k+0%1
Help-to-Buy recovery2016–2016£220k£220k+0%1
Brexit uncertainty2018–2018£520k£520k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

41

Walkability score

56

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 park142m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
The Beehive· yes
201m

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: 11.2 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.0 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

4 min walk

66%

Recommend GP

66%

Overall GP experience

3

GPs within 1km

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSpire London East · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

33

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: King George V (782 m)

Nearest supermarketWhere 2 Save · 445 m
9 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)

483m

Post office

Nearby shops

Britex Foods96 m
Ashley's News165 m
Shalom Hotel Bagels363 m
Armada366 m

Nearby cafes

Creams394 m
Smoke & Pepper395 m
Blend 93414 m
Cupp Bubble Tea428 m

Nearby restaurants

Kim Wah112 m
Burger King219 m
Carolines Pizza241 m
The Thrill Of The Grill337 m

Nearby pubs

King George V782 m

Nearby gyms

Fernford Clubs380 m
Cranbrook Castle Lawn Tennis & Social Club556 m
Ilford Club953 m

Nearby pharmacies

Munro458 m

Nearby health

Inglehurst Dentist Practice593 m
Dental Health Centre615 m
Orthodontic Gallery619 m
The Scan Clinic728 m
Food hygiene (5-star)57% of 118

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

169-175A BEEHIVE LANE RESIDENTS MANAGEMENT CO. LIMITED
AVARIS UK SOCIETAS
BAZ EVENT SECURITY LTD
GOTLAND SERVICES LTD
TEE & CO. LIMITED

+1 more

Investment

Investment grade, yield and market outlook

61

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 score18/100
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

30.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,264m
Crossrail 2 route8,401m

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)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
18
Local approval rate
50%
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)
21
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)

Former Valentines Tennis Club and 12, Former Valentines Tennis Club and 12, Hill View Crescent, Ilford, IG1 3QD17 homes
completed
LAND ADJOINING LIMEWOOD COURT, PHASE 2, LAND ADJOINING LIMEWOOD COURT, PHASE 2, BEEHIVE LANE, IG4 5EL11 homes
completed
291C, Eastern Avenue, IG4 5AT9 homes
completed
68, 68, Wanstead Lane, Ilford, IG1 3SE6 homes
completed
26, 26, Radnor Crescent, and land rear of 28 Inglehurst Gardens, IG4 4DU6 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 3RW

Full postcodeIG1 3RW
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.576044
Longitude0.060259
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
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