Cranbrook · Redbridge · Ilford North constituency · 51.57535, 0.05060

IG4 5AE— Cranbrook, Redbridge

Location and area intelligence for IG4 5AE, Cranbrook, Redbridge

The family fortress

 

Schools 100%Safety 76/100Transport 44/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
90
Transport
44
Environment
68
Investment
49

The bottom line

IG4 5AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG4 5AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for IG4 5AE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG4 5AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Redbridge Primary School

Good · Inspected Jun 2024 · 8 min walk

KS2: 106.8

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 15 min walk

P8: +0.63A8: 55.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.1 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour16%
Vehicle crime13%
Drug offences7%
Robbery3%
Theft2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.1km

Crime is +37% 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.

IG4 district median

£118,000

Based on 21 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£1,928/m²
Price per ft²£179/ft²
Avg floor area133.3 m²

EPC breakdown

C
5%
D
16%
E
5%

Based on 26 properties · Confidence: medium

Street mix

Semi 6%Terraced 95%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£333,250
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, 200 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

1995–2025 · CAGR

+2.4%

Total change

+101%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+56.71

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached5.5%
Terraced94.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£200k+60.6%2.8
Post-dot-com plateau2001–2004£150k£243k+61.7%3.8
Pre-crash peak2005–2007£250k£339k+35.7%3.3
GFC & correction2008–2011£138k£550k+300%1.8
Help-to-Buy recovery2013–2015£320k£499k+55.9%1.5
Brexit uncertainty2018–2019£605k£578k-4.5%2
Current market2024–2025£250k£250k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.7%
District
8.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Redbridge StationCentral line
3.6 min walk
Manor Park

Nearby stations

Redbridge Underground StationCentral
5 min walk
Gants Hill Underground StationCentral
14 min walk
Wanstead Underground StationCentral
19 min walk
Snaresbrook Underground StationCentral
26 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
28 min walk
No bus stops within 400m

8

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo57 min ↑
Canary Wharf46 min ↑
City ★44 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park299m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
The Beehive· yes
643m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.2 km

Energy

Solar: 858 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE DRIVE SURGERY

68 THE DRIVE, CRANBROOK, IG1 3HZ

14 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketArchies · 1.7 km
1 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)

376m

Post office

Nearby shops

Tharvin's195 m
Carlos's Wines & Spirits216 m
Redbridge Superstore374 m
H&S Mini Market639 m

Nearby cafes

Artful Blend416 m

Nearby restaurants

GG369 m
Dilanis Fish Bar384 m
Great Wall426 m
Carolines Pizza669 m

Nearby gyms

Fernford Clubs649 m
Cranbrook Castle Lawn Tennis & Social Club781 m

Nearby health

Dewaxify227 m
Inglehurst Dentist Practice656 m
Dental Health Centre897 m
Orthodontic Gallery902 m
Food hygiene (5-star)52% of 21

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BLACKROCK RESTAURANT LTD
BRIGHT CLOUD SOLUTIONS LIMITED
C&G BUILDERS (LONDON) LIMITED
CREATING CARE CHOICES LIMITED
CYBERSRC CONSULTANCY LIMITED

+10 more

Investment

Investment grade, yield and market outlook

49

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score16/100
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 owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,874m
Crossrail 2 route7,755m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,488 nationally

1,728

Est. population

9,274/km²

58%

Employed

45%

Degree educated

£39,300

Median income

4.1%

Claimant rate

Inner cityHigh densityOwner occupiers / families

50

Community stability

Age profile

26%
21%
23%
18%
Under 1826%
18–3421%
35–4923%
50–6418%
65+13%

Tenure

33%
35%
26%
Own outright33%
Own (mortgage)35%
Private rent26%
Social rent6%
Shared ownership0%

Ethnicity

69%
White British7%
White Other10%
Asian69%
Black5%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine15%
No car household18%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent26%
Social rent6%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
7
Local approval rate
47%
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)
13
Largest scheme
7 homes · Land Adjacent To 25 - 64, Land Adjacent To 25 - 64, Daffodil Gardens, Ilford, IG1 2HZ
Pipeline pressure
NONE

Named schemes (500m)

110, 110, George Lane, South Woodford, E18 1AE5 homes
completed
310, 310, Wanstead Park Road, IG1 3TU3 homes
completed
643, 643, Eastern Avenue, Ilford, IG2 6PW2 homes
completed
Development At 148, Eastern Avenue, Ilford2 homes
completed
Development At 362, Wanstead Park Road, Ilford2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Chaudhary Mushtaq AhmedLabour
Saira Yasar JamilLabour
Syed Shikul IslamLabour

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Key facts for IG4 5AE

Full postcodeIG4 5AE
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.575350
Longitude0.050602
Parliamentary constituencyIlford North
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