Mayfield · Redbridge · Ilford South constituency · 51.54840, 0.09566

IG3 9AZ— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 30/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
100
Transport
30
Environment
71
Investment
41

The bottom line

IG3 9AZ 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 9AZ

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 9AZ

🛡️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 9AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Manor Junior School

Not yet inspected · Inspected Nov 2024 · 9 min walk

KS2: 103.0

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 9 min walk

P8: +0.04A8: 48.9

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 · 32 min walk

3 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

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.6km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£4,944/m²
Price per ft²£459/ft²
Avg floor area104.8 m²

EPC breakdown

C
4%
D
12%
E
5%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£262,000
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

1996–2025 · CAGR

+6%

Total change

+446%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

+29.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached3.8%
Terraced96.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£97k£122k+26.3%2
Post-dot-com plateau2002–2003£183k£235k+28.4%1
Pre-crash peak2006–2007£353k£293k-17%1
GFC & correction2010–2010£355k£355k+0%1
Help-to-Buy recovery2014–2016£335k£420k+25.4%1.3
Brexit uncertainty2018–2019£475k£425k-10.5%1
Pandemic surge2020–2021£470k£535k+13.8%1
Rate-rise correction2022–2022£650k£650k+0%1
Current market2024–2025£500k£530k+6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.6%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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
13.9 min walk
Seven Kings

Nearby stations

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

18

Walkability score

46

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

5

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)53
Nearest car park208m
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: 11.0 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: 12.2 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Abbey Wood SSSI — 7.3 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 yield861.9 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

17 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketAldi · 2.0 km
6 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

327m

Post office

Nearby shops

Hunters Convenience Store744 m
Costcutter763 m
Saheed Halal Butcher773 m
Essentials Mini Market1.0 km

Nearby cafes

Daily Munch Cafe322 m
Barking Park Cafe719 m

Nearby restaurants

Favorite Chicken & Ribs316 m
Faircross Fish Bar365 m
Pizza East749 m
Beaumont Fish Bar754 m

Nearby pubs

The Royal Oak330 m

Nearby pharmacies

Britannia Pharmacy330 m

Nearby health

Highgrove Surgery1.1 km
Barking Community Hospital1.1 km
Food hygiene (5-star)39% of 28

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CARS ZONE LIMITED
EP ONLINE LTD
PRN ENGINEERING SOLUTIONS LTD
PROPERTY PHASE LIMITED
RIDE GUIDE LIMITED

+4 more

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

42.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,958m
Crossrail 2 route11,622m

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)
86
Development activity
high
Residential apps (800m)
53
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
Local approval rate
50%
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
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
349, 349, LONGBRIDGE ROAD, IG1112 homes
completed
Napier Arms, Napier Arms, Woodford New Road, London, E18 2QD2 homes
completed
Bay Tree Court - 349, Bay Tree Court - 349, Longbridge Road, Barking, IG11 9DH2 homes
completed
67, Thurlestone Avenue, Seven Kings, Ilford, IG3 9DX, 67, Thurlestone Avenue, Seven Kings, IG3 9DX1 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 9AZ

Full postcodeIG3 9AZ
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.548403
Longitude0.095660
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