Newbury · Redbridge · Ilford South constituency · 51.57221, 0.09575

IG3 8HA— Newbury, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 49/100Yield 3.77%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
62
Safety
81
Schools
90
Transport
49
Environment
66
Investment
50

The bottom line

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

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Location

IG3 8HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for IG3 8HA

🛡️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 8HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aldborough Primary School

Not yet inspected · 2 min walk

KS2: 109.1

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 9 min walk

P8: -0.54A8: 38.4

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 · 40 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.8 incidents per 1,000 residents

Better than 52% of London
→ Stable

-1% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour25%
Other25%
Vehicle crime11%
Theft4%
Drug offences3%
Burglary3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.2km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area87.9 m²

EPC breakdown

C
1%
D
5%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 22%Terraced 78%

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£219,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2022 · CAGR

+6.3%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-35.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached22.2%
Terraced77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£81k£91k+12.3%1
Post-dot-com plateau2002–2004£125k£353k+182.4%1
Pre-crash peak2007–2007£373k£373k+0%1
GFC & correction2009–2009£250k£250k+0%1
Help-to-Buy recovery2014–2014£316k£316k+0%1
Pandemic surge2021–2021£425k£425k+0%1
Rate-rise correction2022–2022£420k£420k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Newbury Park Underground StationCentral line
6.5 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
7 min walk
Newbury Park Underground StationCentral
7 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
11 min walk
Goodmayes Rail StationElizabeth line
16 min walk
Barkingside Underground StationCentral
20 min walk
No bus stops within 400m

9

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria58 min ↑
Waterloo56 min ↑
Canary Wharf44 min ↓
City ★43 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park583m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
583m

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: 13.2 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 55%
More green space than 87% of London

Nearest SSSI: Hainault Forest SSSI — 6.3 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

THE DOCTORS HOUSE

40 CAMERON ROAD, SEVEN KINGS, IG3 8LF

10 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.2 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

39

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Oasis (653 m)

Nearest supermarketAldi · 984 m
7 tennis courts2 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)

628m

Post office

Nearby shops

M&S740 m
Best Moon Shop873 m
Best Moon Express876 m
Town Shop878 m

Nearby restaurants

Oasis653 m
RS Chicken & Pizza868 m
Brothers Fish Bar869 m
Milkshake Bar870 m

Nearby pharmacies

Britannia Pharmacy35 m
Pharmaram964 m
Food hygiene (5-star)52% of 42

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
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

BISCAYNE DEVELOPMENTS LIMITED
OYSTER BAY ESTATE LIMITED
PREMIER CHILDCARE LIMITED
PREMIER REAL ESTATE LIMITED
SHUKLA BROTHERS LIMITED

+4 more

Investment

Investment grade, yield and market outlook

50

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

37.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,106m
Crossrail 2 route10,897m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,219 nationally

1,721

Est. population

15,300/km²

56%

Employed

44%

Degree educated

£40,900

Median income

4.6%

Claimant rate

SuburbanVery high densityOwner occupiers / families

49

Community stability

Age profile

23%
23%
20%
18%
18%
Under 1823%
18–3423%
35–4920%
50–6418%
65+18%

Tenure

35%
32%
27%
Own outright35%
Own (mortgage)32%
Private rent27%
Social rent5%
Shared ownership1%
Rent free1%

Ethnicity

65%
White British11%
White Other8%
Asian65%
Black7%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household28%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent5%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
16
Local approval rate
60%
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)
67
Largest scheme
60 homes · Development At Suffolk Court, 378, Suffolk Road, Newbury Park, IG3 8JQ
Pipeline pressure
NONE

Named schemes (500m)

Development At Suffolk Court, 378, Suffolk Road, Newbury Park, IG3 8JQ60 homes
completed
Newbury House, 890-900, Newbury House, 890-900, Eastern Avenue, IG2 7HH60 homes
completed
113, 113, Breamore Road, Seven Kings, IG35 homes
completed
745, 745, Eastern Avenue, IG24 homes
completed
88, 88, Aldborough Road South, Ilford, IG3 8EY4 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 8HA

Full postcodeIG3 8HA
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.572214
Longitude0.095745
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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