Goodmayes · Redbridge · Ilford South constituency · 51.56168, 0.09885

IG3 8DG— Goodmayes, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 60/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
55
Safety
67
Schools
90
Transport
60
Environment
62
Investment
48

The bottom line

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

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Location

IG3 8DG

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 8DG

🛡️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 8DG 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 · 5 min walk

KS2: 103.6

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 5 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 35 min walk

4 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)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 610m

Crime is +69% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,593/m²
Price per ft²£613/ft²
Avg floor area93.5 m²

EPC breakdown

D
9%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 13%Terraced 39%Detached 4%Flat 35%Other 9%

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£233,750
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

1997–2025 · CAGR

+7.2%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-175.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached15%
Terraced45%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£110k+29.8%1.5
Post-dot-com plateau2002–2004£225k£200k-11.1%2.5
Pre-crash peak2006–2007£155k£188k+21.1%1.5
GFC & correction2008–2010£340k£340k+0%1
Help-to-Buy recovery2013–2016£250k£280k+12.2%1
Brexit uncertainty2017–2018£252k£220k-12.7%1
Current market2024–2025£605k£600k-0.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
8.4%
District
6.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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 Rail StationGreater Anglia line
3.5 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
4 min walk
Seven KingsNational Rail
4 min walk
Goodmayes Rail StationElizabeth line
12 min walk
Newbury Park Underground StationCentral
21 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
26 min walk
No bus stops within 400m

26

Walkability score

24

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 park547m
Santander docks (800m)0
Nearest cycle dock7.3 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: 11.0 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: 12.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 34%
More green space than 75% 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

11

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

7

Convenience

Nearest supermarketAldi · 576 m
1 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)

319m

Post office

Nearby shops

Magija91 m
Green Lane Food Cetnre109 m
Kay's Corner Shop109 m
Lets Go Nicks165 m

Nearby cafes

Elixir80 m

Nearby restaurants

Paratha Junction128 m
Milkshake Bar343 m
RS Chicken & Pizza347 m
Top Wok357 m

Nearby pharmacies

Britannia Pharmacy100 m
Pharmaram239 m
Food hygiene (5-star)50% of 80

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

GREEN LANE COMMUNITY CENTRE
JSB DEVELOPMENTS LTD
RAHUL PHARMA LTD

Investment

Investment grade, yield and market outlook

48

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

12/100

Velocity score

Future outlook

39.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,261m
Crossrail 2 route11,356m

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)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
23
Local approval rate
75%
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)
96
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

The Shannon Centre, The Shannon Centre, Cameron Road, Seven Kings, IG3 8LA38 homes
completed
Farley House, Farley House, Farley Drive, Seven Kings, IG3 8LT9 homes
completed
Development At 1 To 16 Electric Parade, Seven Kings Road, Seven Kings, IG3 8BY9 homes
completed
695, 695, High Road, Seven Kings, IG3 8RH6 homes
completed
30, 30, Arundel Gardens, Seven Kings, IG3 9SX5 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 8DG

Full postcodeIG3 8DG
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.561682
Longitude0.098854
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
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Mail
Food Standards
Agency
Ofcom
Met
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Ordnance
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