Mayfield · Redbridge · Ilford South constituency · 51.55269, 0.09424

IG3 9AH— Mayfield, Redbridge

Location and area intelligence for IG3 9AH, Mayfield, Redbridge

The family fortress

 

Schools 100%Safety 77/100Transport 25/100Yield 3.77%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
77
Schools
90
Transport
25
Environment
76
Investment
50

The bottom line

IG3 9AH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG3 9AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for IG3 9AH

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG3 9AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

South Park Primary School

Good · Inspected Jan 2024 · 8 min walk

KS2: 103.6

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 16 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.5 incidents per 1,000 residents

Better than 62% of London
↑ Rising 830.8%

from a low base — still below London average

-21% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour21%
Other21%
Vehicle crime13%
Burglary7%
Drug offences5%
Theft1%
Robbery1%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area153.8 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Terraced 100%

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£384,500
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)
RoofPitched, 200 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

1999–2013 · CAGR

+10.2%

Total change

+291%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.1%

per year

Acceleration

-134.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£120k£120k+0%1
Post-dot-com plateau2002–2002£221k£221k+0%2
Pre-crash peak2006–2007£290k£305k+5.2%1
GFC & correction2010–2010£635k£635k+0%1
Help-to-Buy recovery2013–2013£469k£469k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Kings StationGreater Anglia line
15.1 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
16 min walk
Seven KingsNational Rail
16 min walk
Upney Underground StationDistrict
21 min walk
Barking Rail StationSuffragette · c2c
22 min walk
Barking Underground StationDistrict · Hammersmith & City
22 min walk
No bus stops within 400m

8

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria68 min ↑
Waterloo64 min ↑
Canary Wharf ★48 min
City55 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park414m
Santander docks (800m)0
Nearest cycle dock6.8 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: 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: 12.3 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 7.7 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 yield861.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OAK TREE MEDICAL CENTRE

273-275 GREEN LANE, IG3 9TJ

11 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (760 m)

Nearest supermarketAldi · 1.6 km
8 tennis courts1 swimming pools

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)

438m

Post office

Nearby shops

Hunters Convenience Store441 m
Costcutter450 m
Saheed Halal Butcher455 m
Tesco Express816 m

Nearby cafes

Daily Munch Cafe785 m
Barking Park Cafe903 m
Elixir1.0 km

Nearby restaurants

Pizza East443 m
Beaumont Fish Bar446 m
Favorite Chicken & Ribs777 m
Faircross Fish Bar819 m

Nearby pubs

The Royal Oak760 m
Prince of Wales919 m

Nearby pharmacies

Britannia Pharmacy796 m
Food hygiene (5-star)48% of 31

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

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

18.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,270m
Crossrail 2 route11,356m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,770 nationally

2,395

Est. population

9,720/km²

56%

Employed

37%

Degree educated

£40,200

Median income

9.1%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

31%
21%
23%
15%
Under 1831%
18–3421%
35–4923%
50–6415%
65+9%

Tenure

23%
37%
30%
Own outright23%
Own (mortgage)37%
Private rent30%
Social rent9%
Shared ownership1%

Ethnicity

68%
White British10%
White Other6%
Asian68%
Black9%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household21%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent30%
Social rent9%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
55%
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)
167
Largest scheme
159 homes · Development At 1 To 3 Boundary Close And Former Hyleford School Site, 369a, Loxford Lane
Pipeline pressure
NONE

Named schemes (500m)

Development At 1 To 3 Boundary Close And Former Hyleford School Site, 369a, Loxford Lane159 homes
completed
Former Allotment Site, Former Allotment Site, South Park Drive, Loxford Lane, Ilford, IG3 9AR148 homes
completed
10, 10, Frimley Road, Seven Kings, IG3 9JJ5 homes
completed
20-22, 20-22, High Road, South Woodford, E18 2QL4 homes
completed
24, 24, Elgin Road, Seven Kings, IG3 8LL3 homes
completed

Politics

Local councillors and MP

MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

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Key facts for IG3 9AH

Full postcodeIG3 9AH
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.552691
Longitude0.094242
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
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