Goodmayes · Redbridge · Ilford South constituency · 51.56322, 0.10612

IG3 9XJ— Goodmayes, Redbridge

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

The practical family move

 

Schools 100%Safety 84/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
61
Safety
84
Schools
90
Transport
55
Environment
58
Investment
46

The bottom line

IG3 9XJ 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 9XJ

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 income-4.5% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for IG3 9XJ

🛡️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 9XJ 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 · 9 min walk

KS2: 104.4

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 10 min walk

P8: +0.53A8: 51.2

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 · 42 min walk

5 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,448/m²
Price per ft²£599/ft²
Avg floor area105.4 m²

EPC breakdown

B
1%
C
10%
D
19%
E
12%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 27%Terraced 47%Flat 24%Other 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£263,500
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 DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.4%

Total change

+461%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.6%

per year

Acceleration

-29.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached29%
Terraced48.4%
Flat/maisonette22.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£90k£153k+70%1.8
Post-dot-com plateau2002–2002£211k£211k+0%1
Pre-crash peak2005–2007£280k£184k-34.2%2.3
Help-to-Buy recovery2016–2016£196k£196k+0%1
Brexit uncertainty2017–2018£563k£550k-2.4%2
Pandemic surge2020–2021£583k£261k-55.3%1.5
Rate-rise correction2022–2023£340k£600k+76.5%2
Current market2024–2025£644k£505k-21.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.2%
District
8.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Goodmayes Rail 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
8 min walk
Chadwell Heath Rail StationElizabeth line
21 min walk
Newbury Park Underground StationCentral
22 min walk
No bus stops within 400m

30

Walkability score

12

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 park402m
Santander docks (800m)0
Nearest cycle dock7.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 13.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 16%
Less green space than 78% of London

Nearest SSSI: Hainault Forest SSSI — 6.9 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

GOODMAYES MEDICAL CENTRE

4 EASTWOOD ROAD, GOODMAYES, IG3 8XB

7 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

12

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 257 m
4 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)

316m

Post office

Nearby shops

Luca Meat264 m
Rey269 m
NK News287 m
Kay's Corner Shop453 m

Nearby cafes

Elixir502 m

Nearby restaurants

McDonald's261 m
MCH389 m
Paratha Junction632 m
Milkshake Bar678 m

Nearby pharmacies

Eden Pharmacy Ltd300 m
Britannia Pharmacy570 m
Pharmaram612 m
Food hygiene (5-star)50% of 114

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CO & CONSTRUCTION LTD
CYBERSECURIX GLOBAL LIMITED
EVOLVE BUILDERS & PROJECT MANAGEMENT LIMITED
GURSUKH PROPERTY LIMITED
KAIKOS.RMD LTD

+7 more

Investment

Investment grade, yield and market outlook

46

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

46.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,700m
Crossrail 2 route11,803m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
29
Local approval rate
60%
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)
246
Largest scheme
181 homes · Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR
Pipeline pressure
NONE

Named schemes (500m)

Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR181 homes
completed
521, 521, Green Lane, Seven Kings, IG3 9RH31 homes
completed
66-86, 66-86, GOODMAYES ROAD, IG325 homes
completed
527, 527, GREEN LANE, Goodmayes, IG3 9JX24 homes
completed
523 - 525, 523 - 525, Green Lane, Goodmayes, IG3 9RH12 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 9XJ

Full postcodeIG3 9XJ
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.563215
Longitude0.106124
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