Goodmayes · Redbridge · Ilford South constituency · 51.56183, 0.09517

IG3 8AR— Goodmayes, Redbridge

Location and area intelligence for IG3 8AR, Goodmayes, Redbridge

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 60/100Yield 3.77%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
67
Schools
90
Transport
60
Environment
63
Investment
59

The bottom line

IG3 8AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

IG3 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+69.0% vs London avg

Deep-dive guides for IG3 8AR

🛡️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 IG3 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

South Park Primary School

Good · Inspected Jan 2024 · 6 min walk

KS2: 103.6

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 3 min walk

P8: +0.53A8: 51.2

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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 709.1%

+73% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour16%
Vehicle crime9%
Drug offences7%
Theft5%
Burglary4%
Robbery2%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 354m

Crime is +69% above London average

Property

Prices, sales volume and market trends

Avg floor area73.9 m²

EPC breakdown

C
3%
D
7%
E
1%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 70%Flat 30%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£184,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+8.9%

Total change

+680%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.4%

per year

Acceleration

-120.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 9 sales

Property Type Mix

Total: 9 sales

Terraced77.8%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£64k£64k+0%2
Pre-crash peak2006–2007£215k£120k-44.2%1
GFC & correction2012–2012£233k£233k+0%1
Help-to-Buy recovery2014–2014£163k£163k+0%1
Pandemic surge2021–2021£398k£398k+0%2
Rate-rise correction2022–2022£495k£495k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.3%
District
7.5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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
Above London average
Seven Kings StationGreater Anglia line
2.9 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
3 min walk
Seven KingsNational Rail
3 min walk
Goodmayes Rail StationElizabeth line
15 min walk
Newbury Park Underground StationCentral
20 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
22 min walk
No bus stops within 400m

30

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City43 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park294m
Santander docks (800m)0
Nearest cycle dock7.1 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: 12.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 55%
More green space than 77% of London

Nearest SSSI: Hainault Forest SSSI — 7.3 km

Energy

Solar: 862 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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OAK TREE MEDICAL CENTRE

273-275 GREEN LANE, IG3 9TJ

2 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

12

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.1 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

17

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

8

Convenience

No pubs within 400m — nearest: Prince of Wales (708 m)

Nearest supermarketAldi · 769 m
2 tennis courts1 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)

405m

Post office

Nearby shops

Lets Go Nicks205 m
Magija224 m
Tesco Express230 m
Co-op Food272 m

Nearby cafes

Elixir320 m

Nearby restaurants

Paratha Junction233 m
O'Donnell Hall266 m
Top Wok284 m
Brothers Fish Bar290 m

Nearby pubs

Prince of Wales708 m

Nearby pharmacies

Pharmaram248 m
Britannia Pharmacy283 m
Food hygiene (5-star)46% of 95

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

THE REV STORE LTD

Investment

Investment grade, yield and market outlook

59

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

29.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,125m
Crossrail 2 route11,106m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,573 nationally

2,424

Est. population

18,160/km²

60%

Employed

36%

Degree educated

£40,100

Median income

11.2%

Claimant rate

Inner cityVery high densityEstablished mixed

36

Community stability

Age profile

29%
27%
23%
Under 1829%
18–3427%
35–4923%
50–6413%
65+8%

Tenure

25%
24%
46%
Own outright25%
Own (mortgage)24%
Private rent46%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

65%
White British9%
White Other10%
Asian65%
Black9%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household27%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent46%
Social rent5%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
17
Local approval rate
77%
Borough approval rate
64%
Historic landfill (400m)
1
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)
101
Largest scheme
112 homes · 501, 501, High Road, Ilford, IG1 1TZ
Pipeline pressure
NONE

Named schemes (500m)

Development At 587 To 595, High Road, Seven Kings, IG3 8BZ58 homes
completed
The Shannon Centre, The Shannon Centre, Cameron Road, Seven Kings, IG3 8LA38 homes
completed
205 - 223, 205 - 223, Green Lane, Ilford, IG1 1XR20 homes
completed
South Park Business Centre, 298-310, South Park Business Centre, 298-310, Green Lane, IG1 1LQ15 homes
completed
561A, 561A, High Road, Ilford, Essex, IG1 1TZ12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.4%
Ward turnout
25%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Namreen Battol ChaudhryLabour
Kam RaiLabour
Neil Patrick ZammettLabour

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Key facts for IG3 8AR

Full postcodeIG3 8AR
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.561829
Longitude0.095167
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