Mayfield · Redbridge · Ilford South constituency · 51.55378, 0.10798

IG3 9PR— Mayfield, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
81
Schools
95
Transport
26
Environment
82
Investment
38

The bottom line

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

Less suited to Car-free commuters.

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Location

IG3 9PR

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-4.0% vs London avg

Deep-dive guides for IG3 9PR

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG3 9PR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mayespark Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 104.4

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 16 min walk

P8: +0.04A8: 48.9

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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.7 incidents per 1,000 residents

Better than 52% of London
→ Stable

-2% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour18%
Vehicle crime15%
Burglary6%
Drug offences3%
Theft2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is 4% 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£4,343/m²
Price per ft²£403/ft²
Avg floor area131.3 m²

EPC breakdown

D
8%
E
1%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£328,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.4%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

-27.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached7.7%
Terraced92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£184k+136.7%1.3
Post-dot-com plateau2001–2004£315k£295k-6.3%1.7
Pre-crash peak2005–2005£227k£227k+0%1
GFC & correction2010–2010£430k£430k+0%1
Help-to-Buy recovery2015–2015£560k£560k+0%1
Current market2024–2024£575k£575k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Terraced+1.7% α
Local
18.1%
District
16.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position100

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
15.8 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Goodmayes Rail StationElizabeth line
17 min walk
GoodmayesNational Rail
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Upney Underground StationDistrict
22 min walk
Becontree Underground StationDistrict
25 min walk
No bus stops within 400m

23

Walkability score

58

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park92m
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 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: 13.2 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood 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

DR A ARIF

620 LONGBRIDGE ROAD, GOODMAYES, RM8 2AJ

7 min walk

67%

Recommend GP

67%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 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

92

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketPremier Shop · 679 m
4 tennis courts1 swimming pools1 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)

512m

Post office

Nearby shops

Newz & Booze236 m
Green Lane Food Cetnre975 m
Kay's Corner Shop995 m
Luca Meat1.0 km

Nearby restaurants

Pizza Town253 m
MCH1.1 km

Nearby gyms

Jim Peters Stadium810 m
Barking Sporthouse and Gym901 m

Nearby pharmacies

Eden Pharmacy Ltd1.1 km
Food hygiene (5-star)46% of 26

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CLOUD ACCOUNTING PROS LTD
D&M STOICA CONSTRUCTION LTD
LITTLE CHERUBS KINDERGARTEN LIMITED
LQ PROPERTY FINANCE LIMITED
STEP STONE DEVELOPMENT LTD

+3 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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

40.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,966m
Crossrail 2 route12,215m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,047 nationally

2,378

Est. population

13,429/km²

58%

Employed

37%

Degree educated

£40,200

Median income

5.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

28%
21%
22%
17%
Under 1828%
18–3421%
35–4922%
50–6417%
65+11%

Tenure

31%
44%
23%
Own outright31%
Own (mortgage)44%
Private rent23%
Social rent2%
Shared ownership1%

Ethnicity

71%
White British10%
White Other6%
Asian71%
Black6%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household15%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

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)
33
Development activity
high
Residential apps (800m)
18
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
17
Local approval rate
71%
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)
3
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

Buildings G & H - UEL Development Site, Buildings G & H - UEL Development Site, Longbridge Road, Dagenham, RM8194 homes
completed
633-639, 633-639, LONGBRIDGE ROAD, IG11 9BZ25 homes
completed
MAYFIELD SCHOOL PLAYING FIELD, MAYFIELD SCHOOL PLAYING FIELD, GOODMAYES LANE, IG324 homes
completed
Development sites adjacent 7 and 10, Development sites adjacent 7 and 10, Wessex Close, Newbury Park, IG3 8JT6 homes
completed
567, 567, Longbridge Road, IG112 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 9PR

Full postcodeIG3 9PR
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardMayfield
Latitude51.553776
Longitude0.107981
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
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Mail
Food Standards
Agency
Ofcom
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