Cranbrook · Redbridge · Ilford North constituency · 51.56990, 0.06623

IG1 4UY— Cranbrook, Redbridge

Location and area intelligence for IG1 4UY, Cranbrook, Redbridge

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 39/100Yield 4.60%

Best for: Families, Investors

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

Liveability
65
Safety
66
Schools
100
Transport
39
Environment
84
Investment
69

The bottom line

IG1 4UY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Investors.

Less suited to Car-free commuters.

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Location

IG1 4UY

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 4UY

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

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“High-connectivity investment target”

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How IG1 4UY 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 23 min walk

3 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area158.8 m²

EPC breakdown

D
5%

Based on 5 properties · Confidence: low

Street mix

Semi 59%Terraced 29%Detached 12%

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£397,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2020 · CAGR

+6.5%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.4%

per year

Acceleration

+48.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Detached11.8%
Semi-detached58.8%
Terraced29.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£215k£215k+0%1
Post-dot-com plateau2001–2004£250k£400k+60%2
Pre-crash peak2005–2006£322k£431k+33.7%1.5
GFC & correction2009–2012£573k£575k+0.4%1.2
Help-to-Buy recovery2014–2014£555k£555k+0%1
Pandemic surge2020–2020£807k£807k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
11.5%
District
11.9%

CAGR over 5yr 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
Gants Hill StationCentral line
8.8 min walk
Ilford

Nearby stations

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

44

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo55 min ↑
Canary Wharf ★43 min
City47 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 dock5.3 km

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: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.6 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 yield857.7 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

5

GPs within 1km

7

Dentists within 1km

9

Care homes (1km)

Nearest hospitalSpire London East · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

31

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (901 m)

Nearest supermarketWhere 2 Save · 598 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)

1

Cinemas (2km)

338m

Post office

Nearby shops

Devrim Corner Supermarket318 m
Islamabad336 m
Costcutter367 m
Ilford Food & Wine672 m

Nearby cafes

Gardener's Cottage Cafe311 m
Valentines Park Cafe342 m
Blend 93599 m
chaiiwala617 m

Nearby restaurants

Luigi's325 m
Deluxe Lounge352 m
Zing353 m
Citi Kitchen378 m

Nearby pubs

The Great Spoon of Ilford901 m
King George V995 m
Jono's1.2 km

Nearby gyms

Ilford Club158 m
Cranbrook Castle Lawn Tennis & Social Club482 m
Fernford Clubs594 m

Nearby pharmacies

Munro784 m
Rohpharm Pharmacy894 m

Nearby health

Redbrige Eye Screening Centre783 m
The Scan Clinic949 m
Food hygiene (5-star)57% of 106

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

A

High street health

Registered businesses

BLUTECH UNIVERSAL LTD
TOPAZ TEXTILES LTD
XM SOURCING HUB LTD

Investment

Investment grade, yield and market outlook

69

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

43

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,864m
Crossrail 2 route8,940m

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)
9
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
15
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)
19
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)

24-26, 24-26, BEEHIVE LANE, IG13 RG11 homes
completed
297-299, 297-299, CRANBROOK ROAD, IG1 4VA10 homes
completed
11, 11, Redcliffe Gardens, Ilford, IG1 3HQ4 homes
completed
308, 308, Cranbrook Road, Ilford, IG2 6EP3 homes
completed
17, 17, Seven Kings Road, Seven Kings, IG3 8DQ2 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 4UY

Full postcodeIG1 4UY
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.569905
Longitude0.066230
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