Mayfield · Redbridge · Ilford South constituency · 51.56068, 0.09878

IG3 9JZ— Mayfield, Redbridge

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

 

Schools 100%Safety 74/100Transport 54/100Yield 3.77%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
74
Schools
90
Transport
54
Environment
63
Investment
54

The bottom line

IG3 9JZ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

IG3 9JZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for IG3 9JZ

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

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How IG3 9JZ 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 · 4 min walk

KS2: 103.6

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 6 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.7 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 775.0%

+16% vs borough

Crime by type

Other34%
Violence & sexual offences26%
Anti-social behaviour13%
Vehicle crime12%
Robbery5%
Drug offences3%
Theft3%
Burglary3%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 624m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area55.2 m²

EPC breakdown

D
8%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Flat 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£138,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2019 · CAGR

+5.5%

Total change

+137%

Market Activity

Price Velocity & Acceleration

Current Velocity

+95.7%

per year

Acceleration

+127.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£95k£95k+0%2
Pre-crash peak2006–2007£159k£168k+5.7%1
GFC & correction2011–2011£115k£115k+0%1
Brexit uncertainty2019–2019£225k£225k+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
Above London average
Seven Kings Rail StationGreater Anglia line
4.7 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
5 min walk
Seven KingsNational Rail
5 min walk
Goodmayes Rail StationElizabeth line
12 min walk
Newbury Park Underground StationCentral
22 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
25 min walk
No bus stops within 400m

22

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City43 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 park547m
Santander docks (800m)0
Nearest cycle dock7.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

22%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed189 Mbps
Median download204 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 AONB21% green spaceTree canopy: 28%
More green space than 76% of London

Nearest SSSI: Hainault Forest SSSI — 7.4 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

2 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

10

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

Nearest supermarketAldi · 663 m
1 sports halls

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)

431m

Post office

Nearby shops

Magija59 m
Green Lane Food Cetnre83 m
Lets Go Nicks104 m
Kay's Corner Shop130 m

Nearby cafes

Elixir82 m

Nearby restaurants

Paratha Junction56 m
Milkshake Bar443 m
RS Chicken & Pizza447 m
Top Wok452 m

Nearby pharmacies

Britannia Pharmacy14 m
Pharmaram342 m
Food hygiene (5-star)47% of 76

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CRIMINAL DEFENCE SOLICITORS LTD
HARIDEN LTD
NATURA LONDON LTD

Investment

Investment grade, yield and market outlook

54

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

31.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,168m
Crossrail 2 route11,381m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,090 nationally

2,374

Est. population

21,725/km²

56%

Employed

33%

Degree educated

£40,200

Median income

6.4%

Claimant rate

SuburbanVery high densityRenters

39

Community stability

Age profile

33%
23%
23%
14%
Under 1833%
18–3423%
35–4923%
50–6414%
65+7%

Tenure

23%
30%
42%
Own outright23%
Own (mortgage)30%
Private rent42%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

60%
White British8%
White Other13%
Asian60%
Black9%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household26%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Private rent42%
Social rent4%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
22
Local approval rate
77%
Borough approval rate
64%
Historic landfill (400m)
1
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)
96
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

The Shannon Centre, The Shannon Centre, Cameron Road, Seven Kings, IG3 8LA38 homes
completed
Development At 1 To 16 Electric Parade, Seven Kings Road, Seven Kings, IG3 8BY9 homes
completed
323, 323, High Road, Ilford, IG1 1NR5 homes
completed
30, 30, Arundel Gardens, Seven Kings, IG3 9SX5 homes
completed
637, 637, High Road, Seven Kings, IG3 8RG5 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 9JZ

Full postcodeIG3 9JZ
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.560676
Longitude0.098778
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