Goodmayes · Redbridge · Ilford South constituency · 51.56074, 0.11588

IG3 9RA— Goodmayes, Redbridge

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

The family fortress

 

Schools 100%Safety 74/100Transport 46/100Low yield 3.20%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
74
Schools
90
Transport
46
Environment
70
Investment
41

The bottom line

IG3 9RA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £525,000 median — a strong choice for Families.

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Location

IG3 9RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income-4.5% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for IG3 9RA

🛡️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 9RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Al-Noor Voluntary Aided Muslim Primary School

Good · Inspected Jan 2023 · 3 min walk

KS2: 109.3

—

Secondary

Mayfield School

Not yet inspected · 7 min walk

P8: 0.00A8: 45.3

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 · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+65% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour15%
Vehicle crime14%
Burglary6%
Drug offences4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.8km

Crime is +61% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

+1.0%

This year

Terraced

Dominant type

Price history

5-year change
-6.3%
Sales (24 months)5
New build0.0%
Avg terraced£527,500
Avg flat£238,995
Price per m²£5,319/m²
Price per ft²£494/ft²
Avg floor area100.2 m²

EPC breakdown

B
1%
C
9%
D
15%
E
3%

Based on 28 properties · Confidence: medium

Street mix

Terraced 87%Flat 13%

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

Stamp duty

Standard buyer£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.1×

Price-to-income

£2,626/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£250,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7%

Total change

+703%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.7%

per year

Acceleration

+67.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 44 sales

Property Type Mix

Total: 44 sales

Terraced88.6%
Flat/maisonette11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£61k-7.6%1.5
Post-dot-com plateau2001–2004£130k£258k+99.4%3.2
Pre-crash peak2005–2007£260k£285k+9.6%1.3
GFC & correction2009–2009£320k£320k+0%1
Help-to-Buy recovery2013–2016£310k£455k+46.8%1.2
Brexit uncertainty2017–2017£205k£205k+0%1
Pandemic surge2021–2021£560k£560k+0%4
Rate-rise correction2022–2023£531k£495k-6.8%1
Current market2024–2026£537k£530k-1.2%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
7.5%
District
7.2%

CAGR over 29yr 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 Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Goodmayes Rail StationElizabeth line
8 min walk
GoodmayesNational Rail
8 min walk
Chadwell Heath Rail StationElizabeth line
15 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Becontree Underground StationDistrict
30 min walk
No bus stops within 400m

20

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria63 min ↑
Waterloo57 min ↑
Canary Wharf ★45 min
City49 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 park521m
Santander docks (800m)0
Nearest cycle dock8.4 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: 14.0 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Hainault Forest SSSI — 7.1 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

4

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketPremier Shop · 672 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)

433m

Post office

Nearby shops

Tesco Express426 m
NK News466 m
Rey480 m
Luca Meat485 m

Nearby cafes

Costa Coffee789 m

Nearby restaurants

MCH383 m
Nando's781 m
Harvester - The Greyhound877 m

Nearby gyms

The Gym754 m

Nearby pharmacies

Eden Pharmacy Ltd476 m
Food hygiene (5-star)46% of 83

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AYAH COLLECTIONS LTD
ELITE OUD LTD
GREGALE ASTU LIMITED
GREGALE LIMITED
HEDSOR PROPERTY INVESTMENTS LIMITED

+9 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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

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

36.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,911m
Crossrail 2 route12,525m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,957 nationally

2,404

Est. population

9,935/km²

53%

Employed

39%

Degree educated

£40,100

Median income

8.9%

Claimant rate

SuburbanHigh densityEstablished mixed

37

Community stability

Age profile

29%
24%
22%
14%
Under 1829%
18–3424%
35–4922%
50–6414%
65+11%

Tenure

24%
23%
41%
Own outright24%
Own (mortgage)23%
Private rent41%
Social rent9%
Shared ownership2%
Rent free0%

Ethnicity

63%
White British9%
White Other9%
Asian63%
Black7%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household33%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent41%
Social rent9%

vs. London

Income vs London-4.5%
Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
14
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)
41
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)

REAR OF, 16-36, REAR OF, 16-36, BURNSIDE ROAD, RM845 homes
completed
619-625, 619-625, GREEN LANE, IG310 homes
completed
714 - 720, GREEN LANE, RM8 1YX5 homes
completed
29, Aberdour Road, Goodmayes, IG3 9SA4 homes
completed
9C, 9C, Aberdour Road, Ilford, IG3 9SA4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£525,000)

£13,750

Standard buyer

£5,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG3 9RA

Full postcodeIG3 9RA
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.560738
Longitude0.115878
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