Goodmayes · Redbridge · Ilford South constituency · 51.56537, 0.10471

IG3 8RS— Goodmayes, Redbridge

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 80/100Transport 55/100Yield 3.77%
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Strong for families — high safety and school scores

Area score
57
Safety
80
Schools
90
Transport
55
Environment
59
Investment
61

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Location

IG3 8RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for IG3 8RS

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

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How IG3 8RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Farnham Green Primary School

Good · Inspected Dec 2019 · 10 min walk

KS2: 106.0

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 9 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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+16% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour14%
Drug offences9%
Vehicle crime9%
Theft6%
Burglary5%
Robbery3%

Road safety

83

Road safety score

9

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is +13% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Goodmayes Rail StationElizabeth line line
5.1 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Goodmayes Rail StationElizabeth line
5 min walk
GoodmayesNational Rail
5 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
7 min walk
Newbury Park Underground StationCentral
19 min walk
Chadwell Heath Rail StationElizabeth line
21 min walk
No bus stops within 400m

34

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria55 min ↑
Waterloo53 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park441m
Santander docks (800m)0
Nearest cycle dock7.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 6.7 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

GOODMAYES MEDICAL CENTRE

4 EASTWOOD ROAD, GOODMAYES, IG3 8XB

5 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketAldi · 2 m

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)

403m

Post office

Nearby shops

Luca Meat446 m
Rey451 m
NK News465 m
Town Shop527 m

Nearby cafes

Elixir584 m

Nearby restaurants

McDonald's80 m
MCH553 m
Milkshake Bar577 m
RS Chicken & Pizza581 m

Nearby pharmacies

Eden Pharmacy Ltd457 m
Pharmaram548 m
Britannia Pharmacy651 m
Food hygiene (5-star)45% of 120

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

61

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
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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

26.8

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,833m
Crossrail 2 route11,653m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,376 nationally

2,196

Est. population

15,429/km²

57%

Employed

34%

Degree educated

£41,600

Median income

10.3%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

31%
23%
25%
Under 1831%
18–3423%
35–4925%
50–6413%
65+8%

Tenure

24%
21%
52%
Own outright24%
Own (mortgage)21%
Private rent52%
Social rent3%

Ethnicity

16%
59%
White British7%
White Other16%
Asian59%
Black9%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household37%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent52%
Social rent3%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
27
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)
234
Largest scheme
181 homes · Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR
Pipeline pressure
NONE

Named schemes (500m)

Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR181 homes
completed
825-829, 825-829, High Road, Ilford, IG3 8TD6 homes
completed
695, 695, High Road, Seven Kings, IG3 8RH6 homes
completed
Development At Balfour House 394 To 398, High Road5 homes
completed
717-721, 717, 719 and 721, High Road, Seven Kings5 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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Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

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Key facts for IG3 8RS

Full postcodeIG3 8RS
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.565372
Longitude0.104709
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