Goodmayes · Redbridge · Ilford South constituency · 51.56561, 0.10872

IG3 8TW— Goodmayes, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
67
Schools
60
Transport
59
Environment
59
Investment
49

The bottom line

IG3 8TW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

IG3 8TW

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-2.1% vs London avg
vs London crime+134.0% vs London avg

Deep-dive guides for IG3 8TW

🛡️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 8TW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Barley Lane Primary School

Not yet inspected · 7 min walk

KS2: 106.7

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: +0.38A8: 51.2

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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

151.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+139% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime7%
Robbery7%
Theft6%
Drug offences5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +134% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,861/m²
Price per ft²£823/ft²
Avg floor area83.2 m²

EPC breakdown

C
7%
D
16%
E
5%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 62%Detached 3%Flat 35%

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£208,000
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 CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+849%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-216.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Detached4%
Terraced68%
Flat/maisonette28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£110k+49.2%2
Post-dot-com plateau2001–2003£160k£75k-53.1%1
GFC & correction2009–2012£245k£275k+12.2%1
Help-to-Buy recovery2013–2013£150k£150k+0%1
Brexit uncertainty2017–2019£235k£460k+95.7%1
Pandemic surge2020–2020£400k£400k+0%1
Rate-rise correction2022–2023£225k£710k+215.6%1
Current market2025–2025£700k£700k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
8.8%
District
9.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing9
Trend Position10

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
1.7 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

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

25

Walkability score

32

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 park172m
Santander docks (800m)0
Nearest cycle dock8.0 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: 9.0 µg/m³
Better than 83% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 13%
Below average green space

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

GOODMAYES MEDICAL CENTRE

4 EASTWOOD ROAD, GOODMAYES, IG3 8XB

3 min walk

65%

Recommend GP

65%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

13

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketAldi · 280 m
6 tennis courts

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)

320m

Post office

Nearby shops

Luca Meat301 m
Rey302 m
NK News308 m
Kay's Corner Shop752 m

Nearby cafes

Costa Coffee627 m
Elixir799 m

Nearby restaurants

McDonald's353 m
MCH358 m
Nando's599 m

Nearby gyms

The Gym646 m

Nearby pharmacies

Eden Pharmacy Ltd279 m
Britannia Pharmacy868 m
Food hygiene (5-star)52% of 104

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AAAV UK LTD
AGS LONDON HOLDINGS LTD
ASKFAS MANAGEMENT LTD
BADHRAN TRANSPORT LTD
BRAINWAVE TRAINING AND TUITION LIMITED

+10 more

Investment

Investment grade, yield and market outlook

49

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

29.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,021m
Crossrail 2 route11,918m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,073 nationally

1,877

Est. population

25,633/km²

51%

Employed

31%

Degree educated

£41,100

Median income

8.5%

Claimant rate

Inner cityVery high densityRenters

27

Community stability

Age profile

28%
22%
25%
14%
Under 1828%
18–3422%
35–4925%
50–6414%
65+10%

Tenure

19%
15%
57%
Own outright19%
Own (mortgage)15%
Private rent57%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

60%
White British8%
White Other10%
Asian60%
Black10%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household46%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent57%
Social rent8%

vs. London

Income vs London-2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
24
Local approval rate
56%
Borough approval rate
64%
Historic landfill (400m)
1
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)
259
Largest scheme
315 homes · FORMER BRITISH RAIL LAND, REAR OF, FORMER BRITISH RAIL LAND, REAR OF, KINFAUNS ROAD, IG3 9QL
Pipeline pressure
NONE

Named schemes (500m)

Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR181 homes
completed
LAND REAR OF, 1-51, LAND REAR OF, 1-51, KINFAUNS ROAD, GOODMAYES ROAD (37-41), IG3114 homes
completed
521, 521, Green Lane, Seven Kings, IG3 9RH31 homes
completed
66-86, 66-86, GOODMAYES ROAD, IG325 homes
completed
527, 527, GREEN LANE, Goodmayes, IG3 9JX24 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 8TW

Full postcodeIG3 8TW
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.565615
Longitude0.108717
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