Mayfield · Redbridge · Ilford South constituency · 51.55718, 0.10595

IG3 9NG— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
88
Schools
90
Transport
30
Environment
70
Investment
38

The bottom line

IG3 9NG 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.

Check your dealbreakers

Toggle the things that matter to you — see how IG3 9NG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG3 9NG meets your needs.

Location

IG3 9NG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 9NG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG3 9NG with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG3 9NG 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 · 1 min walk

KS2: 104.4

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 14 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 40 min walk

5 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

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 62% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,656/m²
Price per ft²£711/ft²
Avg floor area110.7 m²

EPC breakdown

C
2%
D
10%
E
6%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 91%Terraced 9%

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£276,750
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

1995–2025 · CAGR

+7.2%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

-23.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached90.9%
Terraced9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£108k£124k+14.8%2
Post-dot-com plateau2001–2004£191k£325k+70.2%2
Pre-crash peak2005–2007£305k£457k+49.8%1.7
GFC & correction2009–2012£355k£358k+0.7%1
Help-to-Buy recovery2013–2015£313k£403k+28.6%2
Brexit uncertainty2017–2019£610k£568k-6.9%1
Pandemic surge2021–2021£775k£775k+0%1
Current market2025–2025£872k£872k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Semi-detached+0.9% α
Local
9.3%
District
8.4%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

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
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Goodmayes StationElizabeth line line
11.8 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
12 min walk
Goodmayes Rail StationElizabeth line
12 min walk
GoodmayesNational Rail
12 min walk
Chadwell Heath Rail StationElizabeth line
25 min walk
Upney Underground StationDistrict
26 min walk
No bus stops within 400m

12

Walkability score

31

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park301m
Santander docks (800m)0
Nearest cycle dock7.7 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: 9.0 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: 13.2 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Hainault Forest 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

GREEN LANE, GOODMAYES MEDICAL PRACTICE

595 GREEN LANE, GOODMAYES, IG3 9RN

11 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketAldi · 913 m
4 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)

726m

Post office

Nearby shops

Green Lane Food Cetnre593 m
Newz & Booze603 m
Kay's Corner Shop605 m
Magija690 m

Nearby cafes

Elixir622 m

Nearby restaurants

Pizza Town616 m
Paratha Junction676 m
MCH760 m
McDonald's885 m

Nearby pharmacies

Britannia Pharmacy632 m
Eden Pharmacy Ltd754 m
Pharmaram932 m
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AKIASI LTD
AVOQ LTD
CLAIRE CAPITAL LTD
FLORIN LOGISTICS LIMITED
LONDON MODULAR SYSTEMS LTD

+7 more

Investment

Investment grade, yield and market outlook

38

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 score16/100
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

39.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,166m
Crossrail 2 route11,967m

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

SuburbanHigh 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
Listed buildings (800m)
1
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
23
Local approval rate
78%
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)
18
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
4, 4, Forterie Gardens, Ilford, IG3 9BY1 homes
completed
36, 36, Nutfield Gardens, IG31 homes
completed
3b, 3b, Forterie Gardens, Ilford, IG3 9BY1 homes
completed

Politics

Local councillors and MP

MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Live in IG3 9NG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG3 9NG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG3 9NG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG3 9NG

Full postcodeIG3 9NG
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.557184
Longitude0.105946
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