Goodmayes · Redbridge · Ilford South constituency · 51.56063, 0.10329

IG3 9TU— Goodmayes, Redbridge

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

The practical family move

 

Schools 100%Safety 84/100Transport 53/100Low yield 3.14%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
60
Safety
84
Schools
90
Transport
53
Environment
56
Investment
55

The bottom line

IG3 9TU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £535,000 median — a strong choice for Families and Owner-occupiers.

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Location

IG3 9TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+2.9% vs London avg
vs London income-4.5% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for IG3 9TU

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

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“The practical family move”

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How IG3 9TU 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 · 6 min walk

KS2: 104.4

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 9 min walk

P8: +0.53A8: 51.2

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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.6 incidents per 1,000 residents

Better than 66% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences28%
Vehicle crime26%
Other19%
Anti-social behaviour12%
Burglary10%
Drug offences2%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 931m

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£535,000

Median sale price

Above London median by 3%

£535,000 is 3% above the London median (£520,000)

+160.0%

This year

Terraced

Dominant type

Price history

5-year change
+12.8%
Sales (24 months)6
New build0.0%
Avg terraced£535,000
Avg flat£200,000
Price per m²£4,781/m²
Price per ft²£444/ft²
Avg floor area112.3 m²

EPC breakdown

C
3%
D
24%
E
10%
F
1%

Based on 38 properties · Confidence: high

Street mix

Semi 3%Terraced 89%Flat 8%

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£14,250
First-time buyerFTB
£5,500
Additional propertyBTL/2nd
£30,300

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

13.3×

Price-to-income

£2,676/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£280,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+673%

Market Activity

Price Velocity & Acceleration

Current Velocity

+167.5%

per year

Acceleration

+232.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached3.2%
Terraced90.3%
Flat/maisonette6.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£124k+78.3%3.3
Post-dot-com plateau2001–2004£155k£233k+50.3%3.5
Pre-crash peak2005–2006£250k£274k+9.8%3
GFC & correction2008–2012£250k£230k-8%1.6
Help-to-Buy recovery2016–2016£433k£433k+0%1
Brexit uncertainty2017–2019£350k£460k+31.4%1.3
Pandemic surge2021–2021£475k£475k+0%2
Rate-rise correction2023–2023£575k£575k+0%1
Current market2024–2025£200k£535k+167.5%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.1%
District
7.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Kings Rail StationGreater Anglia line
6.9 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
7 min walk
Seven KingsNational Rail
7 min walk
Goodmayes Rail StationElizabeth line
9 min walk
Newbury Park Underground StationCentral
24 min walk
Chadwell Heath Rail StationElizabeth line
25 min walk
No bus stops within 400m

18

Walkability score

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 park410m
Santander docks (800m)0
Nearest cycle dock7.6 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: 11.0 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: 13.1 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 49%
Less green space than 100% of London

Nearest SSSI: Hainault Forest SSSI — 7.3 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

OAK TREE MEDICAL CENTRE

273-275 GREEN LANE, IG3 9TJ

6 min walk

60%

Recommend GP

60%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketAldi · 534 m

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)

526m

Post office

Nearby shops

Kay's Corner Shop220 m
Green Lane Food Cetnre238 m
Magija361 m
Lets Go Nicks416 m

Nearby cafes

Elixir259 m

Nearby restaurants

Paratha Junction369 m
McDonald's488 m
Milkshake Bar629 m
RS Chicken & Pizza634 m

Nearby pharmacies

Britannia Pharmacy306 m
Pharmaram530 m
Eden Pharmacy Ltd581 m
Food hygiene (5-star)49% of 76

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ADEX SOCIAL CARE LTD
ATHARVA TRADING LTD
ELEGANT CARE @ HOME LIMITED
GORCEAG LIMITED
INVENT LINE GENERAL TRADING LIMITED

+13 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

60.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,352m
Crossrail 2 route11,684m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,828 nationally

1,884

Est. population

19,947/km²

53%

Employed

36%

Degree educated

£40,100

Median income

6.1%

Claimant rate

Inner cityVery high densityEstablished mixed

44

Community stability

Age profile

29%
22%
20%
17%
Under 1829%
18–3423%
35–4920%
50–6417%
65+11%

Tenure

32%
31%
36%
Own outright32%
Own (mortgage)31%
Private rent36%
Social rent2%
Shared ownership0%

Ethnicity

64%
White British8%
White Other10%
Asian64%
Black8%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine20%
No car household22%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent36%
Social rent2%

vs. London

Income vs London-4.5%
Price vs London+2.9%

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)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
25
Local approval rate
73%
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)
219
Largest scheme
354 homes · 60-70, 60-70, Roden Street, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

2, 2, Oakwood Gardens, Seven Kings, IG3 9TY4 homes
completed
430-432, 430-432, Green Lane, Ilford, IG3 9LD3 homes
completed
8, 8, Lynford Gardens, Seven Kings, Ilford, IG3 9LY3 homes
completed
9, 9, Oakwood Gardens, Seven Kings, Ilford, IG3 9TY2 homes
completed
46, 46, Donald Drive, Chadwell Heath, RM6 5DU2 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 (£535,000)

£14,250

Standard buyer

£5,500

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 9TU

Full postcodeIG3 9TU
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.560631
Longitude0.103292
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