Mayfield · Redbridge · Ilford South constituency · 51.55232, 0.09769

IG3 9EE— Mayfield, Redbridge

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

 

Schools 100%Safety 74/100Transport 24/100Yield 3.77%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
74
Schools
95
Transport
24
Environment
64
Investment
49

The bottom line

IG3 9EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 9EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for IG3 9EE

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

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How IG3 9EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

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

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 14 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.5 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 360.0%

+14% vs borough

Crime by type

Violence & sexual offences28%
Other20%
Vehicle crime19%
Anti-social behaviour14%
Drug offences7%
Burglary6%
Robbery3%
Theft2%

Stop & search

5.0

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 · 1.2km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area121 m²

EPC breakdown

C
8%
D
14%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Semi 23%Terraced 78%

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£302,500
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, no insulation (assumed)
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

1995–2021 · CAGR

+7.4%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

+29.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached22.5%
Terraced77.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£131k+70.1%1.8
Post-dot-com plateau2001–2004£145k£248k+71%3.2
Pre-crash peak2005–2007£238k£319k+34.2%2
GFC & correction2009–2009£270k£270k+0%2
Help-to-Buy recovery2013–2016£268k£501k+87.2%1.7
Brexit uncertainty2018–2019£583k£518k-11.2%1.5
Pandemic surge2020–2021£435k£495k+13.8%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2.4% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+2.4% α
Local
7.2%
District
4.8%
Terraced-0.2% α
Local
7.5%
District
7.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Seven Kings StationGreater Anglia line
15.5 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
20 min walk
Goodmayes Rail StationElizabeth line
22 min walk
Barking Rail Stationc2c · Suffragette
23 min walk
No bus stops within 400m

4

Walkability score

5

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 park584m
Santander docks (800m)0
Nearest cycle dock7.0 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: 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: 12.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 40%
More green space than 79% of London

Nearest SSSI: Abbey Wood SSSI — 7.6 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 yield861.9 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

12 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (782 m)

No restaurants within 800m — nearest: Pizza Town (625 m)

Nearest supermarketAldi · 1.5 km
6 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)

785m

Post office

Nearby shops

Newz & Booze633 m
Hunters Convenience Store683 m
Costcutter693 m
Saheed Halal Butcher698 m

Nearby cafes

Daily Munch Cafe780 m
Elixir994 m

Nearby restaurants

Pizza Town625 m
Pizza East685 m
Beaumont Fish Bar688 m
Favorite Chicken & Ribs774 m

Nearby pubs

The Royal Oak782 m

Nearby pharmacies

Britannia Pharmacy788 m
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ALLOA HOLDINGS LTD
AVAMA PROPERTIES LTD
BILLY BAINS LIMITED
BOOKING NEX LTD
DAWLISH CONSTRUCTION LIMITED

+12 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 score14/100
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

21.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,385m
Crossrail 2 route11,594m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,033 nationally

2,222

Est. population

5,216/km²

55%

Employed

37%

Degree educated

£40,200

Median income

6.3%

Claimant rate

SuburbanMedium densityEstablished mixed

50

Community stability

Age profile

26%
23%
21%
17%
Under 1827%
18–3423%
35–4921%
50–6417%
65+12%

Tenure

29%
38%
24%
Own outright29%
Own (mortgage)38%
Private rent24%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

66%
White British10%
White Other7%
Asian66%
Black7%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household23%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent24%
Social rent7%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
16
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
16
Local approval rate
63%
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)
166
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

349, 349, LONGBRIDGE ROAD, IG1112 homes
completed
10, 10, Frimley Road, Seven Kings, IG3 9JJ5 homes
completed
4, 4, Egerton Gardens, Ilford, IG3 9HP2 homes
completed
Bay Tree Court - 349, Bay Tree Court - 349, Longbridge Road, Barking, IG11 9DH2 homes
completed
Development At 343, Mortlake Road, IG1 2TQ2 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 9EE

Full postcodeIG3 9EE
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.552323
Longitude0.097687
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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