Mayfield · Redbridge · Ilford South constituency · 51.54897, 0.10020

IG11 9DQ— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
100
Transport
27
Environment
77
Investment
50

The bottom line

IG11 9DQ 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 catches: high noise levels nearby and 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG11 9DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for IG11 9DQ

🛡️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 9DQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Manor Junior School

Not yet inspected · Inspected Nov 2024 · 9 min walk

KS2: 107.4

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 9 min walk

P8: +0.04A8: 48.9

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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.9 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences27%
Vehicle crime22%
Anti-social behaviour21%
Other17%
Burglary6%
Drug offences3%
Theft2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.6km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area54.8 m²

EPC breakdown

C
4%
D
6%
E
3%
G
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 12%Flat 88%

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
Rebuild cost estimate£137,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2022 · CAGR

+3.5%

Total change

+99%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

+7.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£108k£110k+1.9%1
Pre-crash peak2005–2006£133k£128k-3.8%1.5
GFC & correction2011–2011£135k£135k+0%1
Help-to-Buy recovery2014–2016£130k£218k+67.9%1.5
Brexit uncertainty2017–2018£210k£215k+2.4%1
Pandemic surge2021–2021£208k£208k+0%1
Rate-rise correction2022–2022£215k£215k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.9%
District
2.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
14.2 min walk
Seven Kings

Nearby stations

Upney Underground StationDistrict
15 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
21 min walk
Seven KingsNational Rail
21 min walk
Barking Rail StationSuffragette · c2c
21 min walk
Barking Underground StationDistrict · Hammersmith & City
21 min walk
No bus stops within 400m

10

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria65 min ↑
Waterloo62 min ↑
Canary Wharf ★46 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

5

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)53
Nearest car park482m
Santander docks (800m)0
Nearest cycle dock7.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 12.5 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 7.2 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

OAK TREE MEDICAL CENTRE

273-275 GREEN LANE, IG3 9TJ

17 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (598 m)

Nearest supermarketAldi · 1.8 km
9 tennis courts1 swimming pools

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)

553m

Post office

Nearby shops

Newz & Booze553 m
Essentials Mini Market1.0 km

Nearby cafes

Daily Munch Cafe552 m

Nearby restaurants

Pizza Town538 m
Favorite Chicken & Ribs551 m
Faircross Fish Bar601 m
Upney Fish Bar1.0 km

Nearby pubs

The Royal Oak598 m

Nearby pharmacies

Britannia Pharmacy554 m

Nearby health

Highgrove Surgery1.1 km
Barking Community Hospital1.1 km
Food hygiene (5-star)63% 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

E

High street health

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

23.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,209m
Crossrail 2 route11,890m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,741 nationally

2,047

Est. population

11,587/km²

55%

Employed

34%

Degree educated

£40,200

Median income

6.5%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

30%
21%
20%
15%
15%
Under 1830%
18–3421%
35–4920%
50–6415%
65+15%

Tenure

29%
34%
21%
16%
Own outright29%
Own (mortgage)34%
Private rent21%
Social rent16%
Rent free0%

Ethnicity

18%
55%
White British18%
White Other7%
Asian55%
Black9%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household30%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent21%
Social rent16%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
85
Development activity
high
Residential apps (800m)
52
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)
3
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

349, 349, LONGBRIDGE ROAD, IG1112 homes
completed
Bay Tree Court - 349, Bay Tree Court - 349, Longbridge Road, Barking, IG11 9DH2 homes
completed
134, 134, Cavendish Gardens, Barking, IG11 9DZ2 homes
completed
59, 59, Woodbridge Road, Barking, IG11 9ES2 homes
completed
Garden of 77, Garden of 77, Woodbridge Road, Barking, IG11 9ES1 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 9DQ

Full postcodeIG11 9DQ
Postcode districtIG11
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.548969
Longitude0.100201
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
Survey