Mayfield · Redbridge · Ilford South constituency · 51.55884, 0.10692

IG3 9NL— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
66
Safety
88
Schools
90
Transport
49
Environment
70
Investment
42

The bottom line

IG3 9NL 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 9NL

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 9NL

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG3 9NL 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 41 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 2 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)2
New build0.0%
Price per m²£6,802/m²
Price per ft²£632/ft²
Avg floor area122.9 m²

EPC breakdown

C
5%
D
12%
E
6%
F
3%
G
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 72%Terraced 11%Detached 17%

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£307,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.5%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.6%

per year

Acceleration

+43.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 52 sales

Property Type Mix

Total: 52 sales

Detached17.3%
Semi-detached73.1%
Terraced9.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£127k£202k+59.7%2
Post-dot-com plateau2001–2004£185k£330k+78.4%2.2
Pre-crash peak2005–2007£327k£414k+26.6%3.3
GFC & correction2009–2012£335k£316k-5.8%1
Help-to-Buy recovery2013–2016£415k£550k+32.5%2.8
Brexit uncertainty2019–2019£624k£624k+0%2
Pandemic surge2020–2020£615k£615k+0%1
Rate-rise correction2022–2022£598k£598k+0%2
Current market2024–2025£565k£778k+37.6%1.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Weakest performer

Detached

-0.2% alpha

Semi-detached+1.1% α
Local
7.6%
District
6.5%
Detached-0.2% α
Local
12.3%
District
12.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Goodmayes StationElizabeth line line
9.5 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Goodmayes Rail StationElizabeth line
10 min walk
GoodmayesNational Rail
10 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
11 min walk
Chadwell Heath Rail StationElizabeth line
23 min walk
Newbury Park Underground StationCentral
28 min walk
No bus stops within 400m

14

Walkability score

28

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 park135m
Santander docks (800m)0
Nearest cycle dock7.8 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 waterLOW
Low
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: 13.3 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 25%
More green space than 93% 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

GREEN LANE, GOODMAYES MEDICAL PRACTICE

595 GREEN LANE, GOODMAYES, IG3 9RN

8 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

9

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketAldi · 741 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)

532m

Post office

Nearby shops

Luca Meat509 m
Rey512 m
NK News519 m
Kay's Corner Shop535 m

Nearby cafes

Elixir566 m

Nearby restaurants

MCH570 m
Paratha Junction653 m
McDonald's722 m
Pizza Town798 m

Nearby pharmacies

Eden Pharmacy Ltd559 m
Britannia Pharmacy597 m
Pharmaram851 m
Food hygiene (5-star)44% of 41

Business

Local businesses registered here

Active businesses
13
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

BROWNLEA PROPERTY INVESTMENTS LIMITED
BUILD HUT CONSTRUCTION LIMITED
CURATE LONDON LTD
HEARIZAN LIMITED
HEARUEXPERTS LIMITED

+8 more

Investment

Investment grade, yield and market outlook

42

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
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

51

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,351m
Crossrail 2 route11,980m

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
Listed buildings (800m)
1
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
28
Local approval rate
55%
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)
232
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

MAYFIELD SCHOOL PLAYING FIELD, MAYFIELD SCHOOL PLAYING FIELD, GOODMAYES LANE, IG324 homes
completed
Development At 513, Green Lane, Seven Kings, IG3 9RQ4 homes
completed
20, 20, Broomhill Road, Goodmayes, IG3 9SJ3 homes
completed
14, 14, Goodmayes Lane, Ilford, IG3 9NZ3 homes
completed
8, 8, Lynford Gardens, Seven Kings, Ilford, IG3 9LY3 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 9NL

Full postcodeIG3 9NL
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.558840
Longitude0.106917
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