Mayfield · Redbridge · Ilford South constituency · 51.55682, 0.09980

IG3 9HP— Mayfield, Redbridge

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

 

Schools 100%Safety 74/100Transport 42/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
56
Safety
74
Schools
90
Transport
42
Environment
62
Investment
39

The bottom line

IG3 9HP 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 9HP

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 9HP

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

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Postcode Personality

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How IG3 9HP 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 · 2 min walk

KS2: 103.6

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 11 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 35 min walk

4 primaries · 1 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 · 895m

Crime is +11% 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£6,362/m²
Price per ft²£591/ft²
Avg floor area153.3 m²

EPC breakdown

C
2%
D
18%
E
6%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 67%Terraced 3%Detached 31%

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£383,250
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, 300 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

1995–2025 · CAGR

+9.4%

Total change

+1381%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.2%

per year

Acceleration

+15.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 39 sales

Property Type Mix

Total: 39 sales

Detached30.8%
Semi-detached66.7%
Terraced2.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£340k+423.1%1.6
Post-dot-com plateau2001–2004£250k£410k+64%2.7
Pre-crash peak2006–2007£700k£600k-14.3%3
GFC & correction2009–2012£423k£395k-6.5%1.7
Help-to-Buy recovery2013–2013£480k£480k+0%1
Brexit uncertainty2017–2019£600k£610k+1.7%2
Pandemic surge2021–2021£766k£766k+0%2
Rate-rise correction2022–2022£765k£765k+0%1
Current market2024–2025£801k£963k+20.2%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
6.9%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Kings Rail StationGreater Anglia line
9.9 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
10 min walk
Seven KingsNational Rail
10 min walk
Goodmayes Rail StationElizabeth line
15 min walk
Upney Underground StationDistrict
26 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
26 min walk
No bus stops within 400m

11

Walkability score

2

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 park677m
Santander docks (800m)0
Nearest cycle dock7.3 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: 12.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.8 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

6 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.0 km
1 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)

862m

Post office

Nearby shops

Lets Go Nicks451 m
Green Lane Food Cetnre459 m
Magija480 m
Kay's Corner Shop504 m

Nearby cafes

Elixir484 m

Nearby restaurants

Paratha Junction447 m
Pizza Town744 m
Milkshake Bar874 m
RS Chicken & Pizza877 m

Nearby pharmacies

Britannia Pharmacy446 m
Pharmaram775 m
Food hygiene (5-star)39% of 31

Business

Local businesses registered here

Active businesses
52
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ACCOUNTS & TAX ADVISOR LTD
ACCOUNTS & TAX LTD
AKS ORTHOPTICS LIMITED
ALPHA LAND & PROPERTIES LTD
ALPHA ONE LAND LTD

+15 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 months1

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

8/100

Velocity score

Future outlook

40.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,869m
Crossrail 2 route11,571m

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
Yes
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
23
Local approval rate
69%
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)
22
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

60-70, 60-70, Roden Street, Ilford, IG1354 homes
completed
10, 10, Frimley Road, Seven Kings, IG3 9JJ5 homes
completed
2, 2, Oakwood Gardens, Seven Kings, IG3 9TY4 homes
completed
430-432, 430-432, Green Lane, Ilford, IG3 9LD3 homes
completed
365A, 365A, Green Lane, Ilford, IG3 9TQ2 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 9HP

Full postcodeIG3 9HP
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.556818
Longitude0.099798
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