Goodmayes · Redbridge · Ilford South constituency · 51.56175, 0.11053

IG3 9SJ— Goodmayes, Redbridge

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

The family fortress

 

Schools 100%Safety 79/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
79
Schools
90
Transport
49
Environment
64
Investment
41

The bottom line

IG3 9SJ 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 9SJ

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 9SJ

🛡️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 9SJ 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 45 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

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 · 1.4km

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£6,258/m²
Price per ft²£581/ft²
Avg floor area82.8 m²

EPC breakdown

B
1%
C
16%
D
15%
E
11%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 13%Terraced 22%Detached 13%Flat 53%

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£207,000
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)
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

1996–2025 · CAGR

+6%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.4%

per year

Acceleration

-191.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 31 sales

Property Type Mix

Total: 31 sales

Detached12.9%
Semi-detached12.9%
Terraced22.6%
Flat/maisonette51.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£132k+46.1%1.2
Post-dot-com plateau2001–2004£69k£299k+336.5%2.5
Pre-crash peak2005–2006£343k£175k-48.9%1.5
GFC & correction2008–2009£166k£650k+291.6%1.5
Help-to-Buy recovery2013–2015£198k£305k+54.2%1.7
Brexit uncertainty2018–2019£230k£370k+60.9%1
Pandemic surge2020–2021£317k£800k+152.4%1
Current market2025–2025£485k£485k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-1.6% alpha

Flat/maisonette+0.1% α
Local
13.9%
District
13.8%
Terraced-1.6% α
Local
1.6%
District
3.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5 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
12 min walk
Chadwell Heath Rail StationElizabeth line
18 min walk
Newbury Park Underground StationCentral
26 min walk
No bus stops within 400m

21

Walkability score

25

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 park305m
Santander docks (800m)0
Nearest cycle dock8.1 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: 13.7 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 37%
More green space than 80% 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

3 min walk

71%

Recommend GP

71%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

11

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketAldi · 569 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)

141m

Post office

Nearby shops

NK News142 m
Rey146 m
Luca Meat147 m
Kay's Corner Shop709 m

Nearby cafes

Elixir756 m
Costa Coffee810 m

Nearby restaurants

MCH161 m
McDonald's596 m
Nando's791 m
Pizza Town1.2 km

Nearby gyms

The Gym798 m

Nearby pharmacies

Eden Pharmacy Ltd178 m
Food hygiene (5-star)47% of 100

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

LAM CONSULTANCY LONDON LIMITED
MAZ SW17 FOODS LTD
MK E1 FOOD LTD
MK LONDON FOODS LTD
MKSE17 FOODS LTD

+2 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

35.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,761m
Crossrail 2 route12,138m

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)
25
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)

FORMER BRITISH RAIL LAND, REAR OF, FORMER BRITISH RAIL LAND, REAR OF, KINFAUNS ROAD, IG3 9QL315 homes
completed
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

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 9SJ

Full postcodeIG3 9SJ
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.561751
Longitude0.110529
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