Goodmayes · Redbridge · Ilford South constituency · 51.56162, 0.10303

IG3 9LQ— Goodmayes, Redbridge

Location and area intelligence for IG3 9LQ, Goodmayes, Redbridge

The practical family move

 

Schools 100%Safety 81/100Transport 54/100Yield 3.77%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
57
Safety
81
Schools
90
Transport
54
Environment
56
Investment
57

The bottom line

IG3 9LQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

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Location

IG3 9LQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for IG3 9LQ

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

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“The practical family move”

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How IG3 9LQ 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 · 7 min walk

KS2: 104.4

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 8 min walk

P8: +0.53A8: 51.2

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 · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

0% vs borough

Crime by type

Violence & sexual offences30%
Other18%
Anti-social behaviour17%
Vehicle crime16%
Drug offences6%
Theft6%
Burglary4%
Robbery2%

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 · 900m

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area122.5 m²

EPC breakdown

C
1%
D
5%
E
1%
F
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 62%Flat 39%

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£306,250
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, 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

1996–2017 · CAGR

+9.8%

Total change

+612%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.6%

per year

Acceleration

-46.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Terraced72.7%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£66k£74k+12.1%1.5
Post-dot-com plateau2002–2003£95k£118k+23.7%1.5
Pre-crash peak2006–2006£232k£232k+0%2
Help-to-Buy recovery2013–2016£270k£425k+57.4%1
Brexit uncertainty2017–2017£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
6 min walk
Seven KingsNational Rail
6 min walk
Goodmayes Rail StationElizabeth line
9 min walk
Newbury Park Underground StationCentral
23 min walk
Chadwell Heath Rail StationElizabeth line
24 min walk
No bus stops within 400m

24

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf44 min ↓
City ★43 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 park477m
Santander docks (800m)0
Nearest cycle dock7.6 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 49%
Less green space than 100% of London

Nearest SSSI: Hainault Forest SSSI — 7.2 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

SEVEN KINGS PRACTICE

1 SALISBURY ROAD, SEVEN KINGS, IG3 8BG

6 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

10

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketAldi · 432 m

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)

427m

Post office

Nearby shops

Kay's Corner Shop190 m
Green Lane Food Cetnre230 m
Magija348 m
Lets Go Nicks415 m

Nearby cafes

Elixir239 m

Nearby restaurants

Paratha Junction367 m
McDonald's381 m
Milkshake Bar547 m
RS Chicken & Pizza552 m

Nearby pharmacies

Britannia Pharmacy302 m
Pharmaram454 m
Eden Pharmacy Ltd549 m
Food hygiene (5-star)51% of 79

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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

31.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,429m
Crossrail 2 route11,639m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,529 nationally

2,216

Est. population

20,635/km²

58%

Employed

35%

Degree educated

£40,100

Median income

7.2%

Claimant rate

Inner cityVery high densityMixed

42

Community stability

Age profile

28%
22%
27%
13%
Under 1828%
18–3422%
35–4927%
50–6413%
65+10%

Tenure

27%
29%
38%
Own outright27%
Own (mortgage)29%
Private rent38%
Social rent5%
Shared ownership1%

Ethnicity

68%
White British7%
White Other9%
Asian68%
Black6%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household27%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent5%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
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)
217
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

695, 695, High Road, Seven Kings, IG3 8RH6 homes
completed
323, 323, High Road, Ilford, IG1 1NR5 homes
completed
717-721, 717, 719 and 721, High Road, Seven Kings5 homes
completed
2, 2, Oakwood Gardens, Seven Kings, IG3 9TY4 homes
completed
430-432, 430-432, Green Lane, Ilford, IG3 9LD3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.4%
Ward turnout
25%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Namreen Battol ChaudhryLabour
Kam RaiLabour
Neil Patrick ZammettLabour

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Key facts for IG3 9LQ

Full postcodeIG3 9LQ
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.561616
Longitude0.103035
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