Mayfield · Redbridge · Ilford South constituency · 51.55040, 0.10488

IG11 9DD— Mayfield, Redbridge

Location and area intelligence for IG11 9DD, Mayfield, Redbridge

The family fortress

 

Schools 100%Safety 81/100Transport 25/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
81
Schools
95
Transport
25
Environment
81
Investment
55

The bottom line

IG11 9DD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

IG11 9DD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for IG11 9DD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG11 9DD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mayespark Primary School

Good · Inspected Nov 2023 · 9 min walk

KS2: 104.4

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 11 min walk

P8: +0.04A8: 48.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.7 incidents per 1,000 residents

Better than 52% of London
→ Stable

-2% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour18%
Vehicle crime15%
Burglary6%
Drug offences3%
Theft2%
Robbery1%

Road safety

96

Road safety score

4

Accidents (5yr)

1

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 · 1.7km

Crime is 4% below 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£2,433/m²
Price per ft²£226/ft²
Avg floor area116.2 m²

EPC breakdown

C
3%
D
4%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 50%Terraced 40%Detached 10%

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
Rebuild cost estimate£290,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

2003–2025 · CAGR

+0.3%

Total change

+6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.2%

per year

Acceleration

-98.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Semi-detached50%
Terraced40%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£265k£265k+0%3
GFC & correction2008–2012£315k£266k-15.6%1
Help-to-Buy recovery2015–2015£397k£397k+0%2
Brexit uncertainty2017–2017£435k£435k+0%1
Current market2024–2025£625k£280k-55.2%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upney Underground StationDistrict line
16.3 min walk
Seven Kings

Nearby stations

Upney Underground StationDistrict
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
20 min walk
Seven KingsNational Rail
20 min walk
Goodmayes Rail StationElizabeth line
22 min walk
Becontree Underground StationDistrict
24 min walk
No bus stops within 400m

16

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge51 min ↑
Victoria64 min ↑
Waterloo60 min ↑
Canary Wharf ★44 min
City52 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)53
Nearest car park521m
Santander docks (800m)0
Nearest cycle dock7.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 7.3 km

Energy

Solar: 858 kWh/kWp/yr

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 yield858.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR A ARIF

620 LONGBRIDGE ROAD, GOODMAYES, RM8 2AJ

9 min walk

67%

Recommend GP

67%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketPremier Shop · 1.0 km
3 tennis courts1 swimming pools1 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)

702m

Post office

Nearby shops

Newz & Booze203 m

Nearby restaurants

Pizza Town187 m

Nearby gyms

Jim Peters Stadium592 m
Barking Sporthouse and Gym669 m
Food hygiene (5-star)50% of 16

Business

Local businesses registered here

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

High street

A

High street health

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,541m
Crossrail 2 route12,137m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,047 nationally

2,378

Est. population

13,429/km²

58%

Employed

37%

Degree educated

£40,200

Median income

5.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

28%
21%
22%
17%
Under 1828%
18–3421%
35–4922%
50–6417%
65+11%

Tenure

31%
44%
23%
Own outright31%
Own (mortgage)44%
Private rent23%
Social rent2%
Shared ownership1%

Ethnicity

71%
White British10%
White Other6%
Asian71%
Black6%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household15%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
38
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
10
Local approval rate
60%
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)
0
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

633-639, 633-639, LONGBRIDGE ROAD, IG11 9BZ25 homes
completed
Development sites adjacent 7 and 10, Development sites adjacent 7 and 10, Wessex Close, Newbury Park, IG3 8JT6 homes
completed
567, 567, Longbridge Road, IG112 homes
completed
523 and 523A, Longbridge Road, Barking2 homes
completed
134, 134, Cavendish Gardens, Barking, IG11 9DZ2 homes
completed

Politics

Local councillors and MP

MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

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Key facts for IG11 9DD

Full postcodeIG11 9DD
Postcode districtIG11
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.550396
Longitude0.104883
Parliamentary constituencyIlford South
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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