Newbury · Redbridge · Ilford South constituency · 51.56692, 0.09399

IG3 8EX— Newbury, Redbridge

Location and area intelligence for IG3 8EX, Newbury, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 54/100Yield 3.77%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
77
Schools
60
Transport
54
Environment
59
Investment
54

The bottom line

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

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Location

IG3 8EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG3 8EX

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG3 8EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Aldborough Primary School

Not yet inspected · 5 min walk

KS2: 109.1

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 4 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
↑ Rising 761.5%

-18% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour17%
Vehicle crime13%
Burglary7%
Robbery4%
Drug offences4%
Theft2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Ilford Fire Station · 601m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

C
24%
D
34%
E
4%
F
2%

Based on 64 properties · Confidence: high

Street mix

Semi 2%Terraced 26%Detached 4%Flat 65%Other 4%

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£163,500
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)
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

1995–2023 · CAGR

+7.5%

Total change

+653%

Market Activity

Price Velocity & Acceleration

Current Velocity

+146.2%

per year

Acceleration

+130.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 42 sales

Property Type Mix

Total: 42 sales

Detached4.8%
Semi-detached2.4%
Terraced33.3%
Flat/maisonette59.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£167k+96.8%1.4
Post-dot-com plateau2001–2004£69k£175k+155.5%2.8
Pre-crash peak2005–2007£120k£240k+100%2.7
GFC & correction2009–2009£130k£130k+0%2
Help-to-Buy recovery2013–2016£145k£500k+244.8%1.8
Brexit uncertainty2017–2017£220k£220k+0%1
Pandemic surge2020–2021£241k£225k-6.5%1.5
Rate-rise correction2022–2023£260k£640k+146.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Weakest performer

Terraced

-8.8% alpha

Flat/maisonette-1.2% α
Local
5.2%
District
6.4%
Terraced-8.8% α
Local
-3.5%
District
5.3%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing9
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Kings StationGreater Anglia line
4.4 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

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

23

Walkability score

7

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 park647m
Santander docks (800m)0
Nearest cycle dock7.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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: 12.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 6.8 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

THE DOCTORS HOUSE

40 CAMERON ROAD, SEVEN KINGS, IG3 8LF

2 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

9

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.7 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

25

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketAldi · 763 m
5 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)

439m

Post office

Nearby shops

Best-one324 m
Co-op Food335 m
Best Moon Shop336 m
Best Moon Express350 m

Nearby cafes

Elixir751 m

Nearby restaurants

Brothers Fish Bar307 m
O'Donnell Hall312 m
Top Wok318 m
RS Chicken & Pizza327 m

Nearby pharmacies

Pharmaram435 m
Britannia Pharmacy579 m
Food hygiene (5-star)49% of 73

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ABZ MART LTD
BALWINDER SINGH1 LTD
BWD TRANSPORT LTD
BYSONSOLUTIONS LTD
CHAMPS TRADING LTD

+7 more

Investment

Investment grade, yield and market outlook

54

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 score14/100
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

31.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,547m
Crossrail 2 route10,890m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,475 nationally

2,141

Est. population

15,929/km²

55%

Employed

37%

Degree educated

£40,900

Median income

7.6%

Claimant rate

SuburbanVery high densityEstablished mixed

36

Community stability

Age profile

28%
22%
23%
16%
Under 1828%
18–3422%
35–4923%
50–6416%
65+11%

Tenure

22%
25%
45%
Own outright22%
Own (mortgage)25%
Private rent45%
Social rent6%
Shared ownership1%
Rent free1%

Ethnicity

59%
White British10%
White Other11%
Asian59%
Black11%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household30%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent45%
Social rent6%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
19
Local approval rate
72%
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)
99
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
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
PART OF ST JOHNS CHURCH SITE, PART OF ST JOHNS CHURCH SITE, ST. JOHNS ROAD, IG227 homes
completed
561A, 561A, High Road, Ilford, Essex, IG1 1TZ12 homes
completed
VICARAGE WORKS, 10-22, VICARAGE WORKS, 10-22, BRADFORD ROAD, IG111 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.4%
Ward turnout
31%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Sunny BrarLabour
Thavathuray JeyaranjanLabour
Niki Jaskirat ChahalLabour

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Key facts for IG3 8EX

Full postcodeIG3 8EX
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.566922
Longitude0.093987
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