Mayfield · Redbridge · Ilford South constituency · 51.54966, 0.09301

IG3 9AU— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 28/100Yield 3.77%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
95
Transport
28
Environment
72
Investment
48

The bottom line

IG3 9AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG3 9AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for IG3 9AU

🛡️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 9AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gordon Primary School

Good · Inspected Feb 2024 · 11 min walk

KS2: 104.8

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 12 min walk

P8: +0.04A8: 48.9

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.9 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences27%
Vehicle crime22%
Anti-social behaviour21%
Other17%
Burglary6%
Drug offences3%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area121.5 m²

EPC breakdown

D
3%
E
3%

Based on 6 properties · Confidence: low

Street mix

Semi 50%Terraced 25%Detached 17%Flat 8%

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£303,750
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

1996–2020 · CAGR

+7.8%

Total change

+506%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.1%

per year

Acceleration

+52.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Detached16.7%
Semi-detached50%
Terraced25%
Flat/maisonette8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£174k+104.7%1
Post-dot-com plateau2002–2004£70k£255k+264.3%1.3
Pre-crash peak2007–2007£283k£283k+0%1
GFC & correction2008–2008£277k£277k+0%2
Help-to-Buy recovery2013–2014£320k£330k+3.1%1
Pandemic surge2020–2020£515k£515k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upney Underground StationDistrict line
16.2 min walk
Seven Kings

Nearby stations

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

12

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★40 min
City45 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)

3

EV chargers (800m)

Nearest car park163m
Santander docks (800m)0
Nearest cycle dock6.7 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: 12.1 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Abbey Wood SSSI — 7.5 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

16 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (419 m)

Nearest supermarketLidl · 1.6 km
14 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)

465m

Post office

Nearby shops

Hunters Convenience Store515 m
Costcutter534 m
Saheed Halal Butcher544 m
Tesco Express1.2 km

Nearby cafes

Daily Munch Cafe457 m
Barking Park Cafe612 m

Nearby restaurants

Favorite Chicken & Ribs448 m
Faircross Fish Bar485 m
Pizza East519 m
Beaumont Fish Bar525 m

Nearby pubs

The Royal Oak419 m

Nearby pharmacies

Britannia Pharmacy469 m
Food hygiene (5-star)38% of 37

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

JOHN.R CONSTRUCTION GROUP LTD

Investment

Investment grade, yield and market outlook

48

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

24.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,952m
Crossrail 2 route11,398m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,741 nationally

2,047

Est. population

11,587/km²

55%

Employed

34%

Degree educated

£40,200

Median income

6.5%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

30%
21%
20%
15%
15%
Under 1830%
18–3421%
35–4920%
50–6415%
65+15%

Tenure

29%
34%
21%
16%
Own outright29%
Own (mortgage)34%
Private rent21%
Social rent16%
Rent free0%

Ethnicity

18%
55%
White British18%
White Other7%
Asian55%
Black9%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household30%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent21%
Social rent16%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
23
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
8
Local approval rate
57%
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)
164
Largest scheme
212 homes · FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG
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
P/O FORMER SOUTH PARK DRIVE ALLOTMENTS, P/O FORMER SOUTH PARK DRIVE ALLOTMENTS, LOXFORD LANE, IG120 homes
completed
SOUTH PARK DRIVE ALLOTMENTS, PHASE 2, SOUTH PARK DRIVE ALLOTMENTS, PHASE 2, LOXFORD LANE, IG117 homes
completed
20-22, 20-22, High Road, South Woodford, E18 2QL4 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 9AU

Full postcodeIG3 9AU
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.549664
Longitude0.093007
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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