Goodmayes · Redbridge · Ilford South constituency · 51.56289, 0.09585

IG3 8BE— Goodmayes, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
67
Schools
90
Transport
62
Environment
63
Investment
47

The bottom line

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

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Location

IG3 8BE

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 8BE

🛡️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 8BE 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 · 7 min walk

KS2: 103.6

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 2 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 · 33 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 410m

Crime is +69% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG3 district median

£446,000

Based on 116 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,707/m²
Price per ft²£530/ft²
Avg floor area79.7 m²

EPC breakdown

D
9%
E
2%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 100%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£199,250
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

1997–2025 · CAGR

+6.9%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.0%

per year

Acceleration

-27.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£90k+38.5%1.7
Post-dot-com plateau2002–2003£140k£211k+50.7%1.5
Pre-crash peak2005–2005£204k£204k+0%1
GFC & correction2009–2009£225k£225k+0%1
Help-to-Buy recovery2014–2016£292k£410k+40.4%1.5
Brexit uncertainty2017–2019£416k£410k-1.4%1
Pandemic surge2020–2021£348k£417k+20%1
Rate-rise correction2022–2023£410k£450k+9.8%1
Current market2024–2025£500k£420k-16%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
10.2%
District
9.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
1.4 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
2 min walk
Seven KingsNational Rail
2 min walk
Goodmayes Rail StationElizabeth line
14 min walk
Newbury Park Underground StationCentral
19 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
23 min walk
No bus stops within 400m

30

Walkability score

27

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park376m
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: 46%
More green space than 77% of London

Nearest SSSI: Hainault Forest SSSI — 7.2 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

SEVEN KINGS PRACTICE

1 SALISBURY ROAD, SEVEN KINGS, IG3 8BG

1 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

11

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

7

Convenience

No pubs within 400m — nearest: Prince of Wales (805 m)

Nearest supermarketAldi · 672 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)

289m

Post office

Nearby shops

Co-op Food148 m
Best-one158 m
Best Moon Shop176 m
Best Moon Express182 m

Nearby cafes

Elixir326 m

Nearby restaurants

Top Wok162 m
Brothers Fish Bar169 m
RS Chicken & Pizza176 m
Milkshake Bar176 m

Nearby pubs

Prince of Wales805 m

Nearby pharmacies

Pharmaram130 m
Britannia Pharmacy315 m
Food hygiene (5-star)47% of 96

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A STAR ELECTRICAL SERVICES LONDON LTD
CHAI BHAIS 786 LTD

Investment

Investment grade, yield and market outlook

47

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
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
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,249m
Crossrail 2 route11,121m

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)
16
Planning apps (3 years)
19
Local approval rate
69%
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)
102
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
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
Sevar House, 550, High Road, Seven Kings9 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 8BE

Full postcodeIG3 8BE
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.562887
Longitude0.095850
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
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