Mayfield · Redbridge · Ilford South constituency · 51.55716, 0.10332

IG3 9HR— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 36/100Yield 3.77%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
88
Schools
90
Transport
36
Environment
62
Investment
52

The bottom line

IG3 9HR 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 9HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for IG3 9HR

🛡️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 9HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mayespark Primary School

Good · Inspected Nov 2023 · 3 min walk

KS2: 104.4

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 13 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.9 incidents per 1,000 residents

Better than 83% of London
→ Stable

-61% vs borough

Crime by type

Violence & sexual offences30%
Vehicle crime27%
Other18%
Anti-social behaviour11%
Drug offences5%
Burglary5%
Theft3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area214.8 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Detached 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£537,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2016 · CAGR

+5.5%

Total change

+137%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.9%

per year

Acceleration

+95.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£295k£295k+0%1
Post-dot-com plateau2003–2003£376k£376k+0%1
Pre-crash peak2007–2007£513k£513k+0%2
GFC & correction2009–2011£670k£435k-35.1%1
Help-to-Buy recovery2016–2016£700k£700k+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 3

Moderate

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

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
11 min walk
Seven KingsNational Rail
11 min walk
Goodmayes Rail StationElizabeth line
13 min walk
Upney Underground StationDistrict
26 min walk
Chadwell Heath Rail StationElizabeth line
27 min walk
No bus stops within 400m

14

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge51 min ↑
Victoria64 min ↑
Waterloo60 min ↑
Canary Wharf ★44 min
City52 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park443m
Santander docks (800m)0
Nearest cycle dock7.5 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: 13.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 34%
More green space than 75% of London

Nearest SSSI: Hainault Forest 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

8 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketAldi · 917 m
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)

874m

Post office

Nearby shops

Green Lane Food Cetnre484 m
Kay's Corner Shop509 m
Magija560 m
Lets Go Nicks563 m

Nearby cafes

Elixir513 m

Nearby restaurants

Paratha Junction539 m
Pizza Town653 m
MCH872 m
McDonald's874 m

Nearby pharmacies

Britannia Pharmacy507 m
Pharmaram829 m
Eden Pharmacy Ltd848 m
Food hygiene (5-star)40% of 30

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BUILD WELL HOMES LIMITED
COFFEEPEDIA LIMITED
H,M & J SINGH AND SONS LTD
H,M J SINGH PROPERTIES LIMITED
SACH MANAGEMENT LTD

+2 more

Investment

Investment grade, yield and market outlook

52

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 score17/100
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

36.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,049m
Crossrail 2 route11,793m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,265 nationally

2,973

Est. population

8,974/km²

59%

Employed

40%

Degree educated

£40,200

Median income

4.5%

Claimant rate

Inner cityHigh densityOwner occupiers / families

54

Community stability

Age profile

38%
16%
23%
13%
Under 1838%
18–3416%
35–4923%
50–6413%
65+11%

Tenure

34%
39%
19%
Own outright34%
Own (mortgage)40%
Private rent19%
Social rent8%
Rent free0%

Ethnicity

79%
White British7%
White Other4%
Asian79%
Black3%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine13%
No car household16%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent19%
Social rent8%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
25
Local approval rate
67%
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)
8
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
MAYFIELD SCHOOL PLAYING FIELD, MAYFIELD SCHOOL PLAYING FIELD, GOODMAYES LANE, IG324 homes
completed
8, 8, Lynford Gardens, Seven Kings, Ilford, IG3 9LY3 homes
completed
476, 476, Green Lane, Ilford, IG3 9LG2 homes
completed
28, 28, Oakwood Gardens, Ilford, IG3 9TY2 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 9HR

Full postcodeIG3 9HR
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.557160
Longitude0.103319
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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