Goodmayes · Redbridge · Ilford South constituency · 51.56175, 0.10979

IG3 9PB— Goodmayes, Redbridge

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

The family fortress

 

Schools 100%Safety 79/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
60
Safety
79
Schools
90
Transport
51
Environment
65
Investment
41

The bottom line

IG3 9PB 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 9PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for IG3 9PB

🛡️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 9PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Goodmayes Primary School

Good · Inspected Mar 2024 · 5 min walk

KS2: 109.0

—

Secondary

Mayfield School

Not yet inspected · 10 min walk

P8: 0.00A8: 45.3

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 · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.9 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+19% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime20%
Burglary5%
Theft4%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +17% above 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£6,004/m²
Price per ft²£558/ft²
Avg floor area93.5 m²

EPC breakdown

C
9%
D
8%
E
4%

Based on 21 properties · Confidence: medium

Street mix

Semi 93%Terraced 3%Flat 3%

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£233,750
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+6%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

-2.62

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached93.3%
Terraced3.3%
Flat/maisonette3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£116k+19.1%1.4
Post-dot-com plateau2001–2002£154k£187k+21.8%1.5
Pre-crash peak2005–2007£302k£322k+6.6%2.3
GFC & correction2008–2012£241k£263k+8.9%2
Help-to-Buy recovery2014–2016£365k£485k+32.9%1.5
Brexit uncertainty2018–2018£508k£508k+0%2
Pandemic surge2021–2021£535k£535k+0%3
Current market2025–2025£550k£550k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.1%
District
8.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

22

Walkability score

24

Footpaths (500m)

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 park288m
Santander docks (800m)0
Nearest cycle dock8.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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: 13.6 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 25%
More green space than 85% of London

Nearest SSSI: Hainault Forest SSSI — 7.0 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

4 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

12

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketAldi · 534 m
6 tennis courts

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)

153m

Post office

Nearby shops

Rey142 m
Luca Meat142 m
NK News145 m
Kay's Corner Shop658 m

Nearby cafes

Elixir705 m
Costa Coffee840 m

Nearby restaurants

MCH193 m
McDonald's557 m
Nando's820 m
Pizza Town1.1 km

Nearby gyms

The Gym831 m

Nearby pharmacies

Eden Pharmacy Ltd184 m
Britannia Pharmacy764 m
Food hygiene (5-star)48% of 104

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

APETROAE LIMITED
ASAZ CONSTRUCTION AND HOUSING LTD
BBG CONSTRUCT LTD
BEACONSTRATE LTD
HT DWELLINGS LIMITED

+8 more

Investment

Investment grade, yield and market outlook

41

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 score13/100
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 / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,728m
Crossrail 2 route12,089m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,622 nationally

1,819

Est. population

9,316/km²

56%

Employed

44%

Degree educated

£40,100

Median income

7.7%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

25%
21%
24%
17%
13%
Under 1825%
18–3421%
35–4924%
50–6417%
65+13%

Tenure

29%
27%
34%
Own outright29%
Own (mortgage)27%
Private rent34%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

14%
61%
White British14%
White Other9%
Asian61%
Black7%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household29%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent34%
Social rent9%

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)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
26
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)
251
Largest scheme
315 homes · FORMER BRITISH RAIL LAND, REAR OF, FORMER BRITISH RAIL LAND, REAR OF, KINFAUNS ROAD, IG3 9QL
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 1-51, LAND REAR OF, 1-51, KINFAUNS ROAD, GOODMAYES ROAD (37-41), IG3114 homes
completed
521, 521, Green Lane, Seven Kings, IG3 9RH31 homes
completed
66-86, 66-86, GOODMAYES ROAD, IG325 homes
completed
Land adjacent to 616, Land adjacent to 616, Green Lane, Goodmayes, IG3 9SE24 homes
completed
527, 527, GREEN LANE, Goodmayes, IG3 9JX24 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 9PB

Full postcodeIG3 9PB
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.561747
Longitude0.109793
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