Newbury · Redbridge · Ilford South constituency · 51.56896, 0.09526

IG3 8EY— Newbury, Redbridge

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

The family fortress

 

Schools 100%Safety 77/100Transport 51/100Yield 7.96%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
77
Schools
60
Transport
51
Environment
63
Investment
60

The bottom line

IG3 8EY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £211,000 median — a strong choice for Families.

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Location

IG3 8EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-59.4% vs London avg
vs London income-2.6% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG3 8EY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How IG3 8EY 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 · 3 min walk

KS2: 109.1

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 7 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 · 37 min walk

4 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 843m

Crime is 20% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£211,000

Median sale price

Bottom 25% — 59% below London median

£211,000 is 59% below the London median (£520,000)

+15.4%

This year

Flat

Dominant type

Price history

5-year change
+20.6%
Sales (24 months)6
New build0.0%
Avg terraced£375,000
Avg flat£142,000
Price per m²£3,843/m²
Price per ft²£357/ft²
Avg floor area54.1 m²

EPC breakdown

C
20%
D
38%
E
11%
F
2%

Based on 71 properties · Confidence: high

Street mix

Semi 3%Terraced 16%Detached 2%Flat 75%Other 3%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,330

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.2×

Price-to-income

£1,056/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£135,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.5%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.0%

per year

Acceleration

+30.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 79 sales

Property Type Mix

Total: 79 sales

Detached2.5%
Semi-detached3.8%
Terraced19%
Flat/maisonette74.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£66k+6.5%3
Post-dot-com plateau2001–2004£76k£117k+53.9%4.5
Pre-crash peak2005–2007£133k£170k+27.9%8
GFC & correction2008–2011£250k£185k-26%1.8
Help-to-Buy recovery2013–2016£182k£173k-4.9%2
Brexit uncertainty2017–2017£214k£214k+0%2
Pandemic surge2020–2021£198k£175k-11.4%2
Rate-rise correction2022–2023£205k£350k+70.7%1
Current market2024–2026£170k£296k+74.1%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Weakest performer

Flat/maisonette

-2.4% alpha

Terraced-1.4% α
Local
6.8%
District
8.2%
Flat/maisonette-2.4% α
Local
3.8%
District
6.2%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing13
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
6.7 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
7 min walk
Seven KingsNational Rail
7 min walk
Newbury Park Underground StationCentral
10 min walk
Goodmayes Rail StationElizabeth line
14 min walk
Barkingside Underground StationCentral
24 min walk
No bus stops within 400m

9

Walkability score

0

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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 waterLOW
Low
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: 13.0 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 31%
More green space than 78% of London

Nearest SSSI: Hainault Forest SSSI — 6.6 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

5 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.5 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

29

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 768 m
3 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)

557m

Post office

Nearby shops

Best Moon Shop517 m
Best-one521 m
Best Moon Express523 m
Town Shop528 m

Nearby cafes

Elixir919 m

Nearby restaurants

Brothers Fish Bar508 m
RS Chicken & Pizza511 m
Milkshake Bar514 m
Top Wok516 m

Nearby pharmacies

Britannia Pharmacy345 m
Pharmaram612 m
Food hygiene (5-star)51% of 72

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ASW SECURITY SERVICES LIMITED
EDEN PATHWAY COLLECTIONS LIMITED
FIC CHAUFFEURS LTD
INFINATELOOP IT LTD
RBIA LTD

+2 more

Investment

Investment grade, yield and market outlook

60

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
8.0% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,785m
Crossrail 2 route10,929m

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%
Price vs London-59.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
20
Local approval rate
62%
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)
150
Largest scheme
60 homes · Newbury House, 890-900, Newbury House, 890-900, Eastern Avenue, IG2 7HH
Pipeline pressure
NONE

Named schemes (500m)

51, 51, Cameron Road, Ilford, IG3 8LG5 homes
completed
32, 32, Cambridge Road, Seven Kings, IG3 8LU4 homes
completed
44, 44, Norfolk Road, Seven Kings, IG3 8LQ4 homes
completed
88, 88, Aldborough Road South, Ilford, IG3 8EY4 homes
completed
86, Cambridge Road, Seven Kings, IG3 8LY3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£211,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG3 8EY

Full postcodeIG3 8EY
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.568958
Longitude0.095264
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