Hainault · Redbridge · Ilford North constituency · 51.60848, 0.10175

IG6 3BB— Hainault, Redbridge

Location and area intelligence for IG6 3BB, Hainault, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 27/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
80
Schools
90
Transport
27
Environment
60
Investment
38

The bottom line

IG6 3BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for IG6 3BB

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG6 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Manford Primary School

Good · Inspected Mar 2022 · 2 min walk

KS2: 103.2

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 12 min walk

P8: +0.16A8: 45.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+14% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour23%
Burglary7%
Drug offences7%
Robbery5%
Vehicle crime4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 315m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG6 district median

£457,500

Based on 105 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,686/m²
Price per ft²£342/ft²
Avg floor area37.3 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Flat 100%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£93,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2024 · CAGR

+4.1%

Total change

+188%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.8%

per year

Acceleration

+14.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£68k+35.5%1.3
Post-dot-com plateau2002–2003£81k£100k+24.2%2.5
Pre-crash peak2005–2007£117k£133k+13.7%1
GFC & correction2011–2012£110k£118k+7.3%1
Current market2024–2024£144k£144k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
3.2%
District
5.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hainault Underground StationCentral line
9.4 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
10 min walk
Fairlop Underground StationCentral
20 min walk
Barkingside Underground StationCentral
34 min walk
Newbury Park Underground StationCentral
47 min walk
Newbury Park StationNational Rail
48 min walk
No bus stops within 400m

30

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria70 min ↑
Waterloo69 min ↑
Canary Wharf58 min ↑
City ★55 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park230m
Santander docks (800m)0
Nearest cycle dock8.7 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: 15.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 2.8 km

Energy

Solar: 859 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield858.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE FOREST EDGE PRACTICE

HAINAULT HEALTH CENTRE, MANFORD WAY, IG7 4DF

2 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketNisa Extra · 323 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)

385m

Post office

Nearby shops

Manford News214 m
Percy Ingle226 m
A & C Fruiterers250 m
The Local Offy256 m

Nearby cafes

Hainault Cafe435 m
Gullotti Cafe647 m

Nearby restaurants

Manford House245 m
Bella Gusto302 m
Greggs360 m
Metro's628 m

Nearby gyms

London Marathon Playing Fields955 m
Powerleague Fairlop1.1 km
Studio23 Gym1.1 km
Syngergy Fitness1.1 km

Nearby pharmacies

Boots265 m
Hainault Station Pharmacy666 m
Food hygiene (5-star)65% of 23

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BULIGA LIMITED
CROWNBUILD ENERGY LIMITED
WELL - DONE HEATING LIMITED
WELL-DONE PROPERTY LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,811m
Crossrail 2 route11,392m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,611 nationally

1,895

Est. population

12,716/km²

58%

Employed

35%

Degree educated

£36,800

Median income

7.3%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

26%
21%
22%
15%
15%
Under 1826%
18–3421%
35–4922%
50–6415%
65+15%

Tenure

28%
28%
22%
20%
Own outright28%
Own (mortgage)28%
Private rent22%
Social rent20%
Shared ownership1%
Rent free1%

Ethnicity

33%
17%
30%
White British33%
White Other17%
Asian30%
Black10%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent22%
Social rent20%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
11
Local approval rate
88%
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)
116
Largest scheme
118 homes · FORMER HAINAULT HIGH (LOWER) SCHOOL, FORMER HAINAULT HIGH (LOWER) SCHOOL, MANFORD WAY, IG7
Pipeline pressure
NONE

Named schemes (500m)

Hyneholt House, 104, Manford Way, Newbury Park, IG7 4EG105 homes
completed
LAND OFF, LAND OFF, FOREMARK CLOSE, IG624 homes
completed
r/o 75-83, r/o 75-83, Brocket Way, Hainault, IG719 homes
completed
113-115, 113-115, Manford Way, Chigwell, IG7 4BX9 homes
completed
Former garages rear of, 117-131, Former garages rear of, 117-131, Manford Way, Hainault, Essex, IG7 4ED4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.2%
Ward turnout
33%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Sam GouldLabour
Shah Muhammad Jahir AliLabour
Luthfa RahmanLabour

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Key facts for IG6 3BB

Full postcodeIG6 3BB
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.608482
Longitude0.101748
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