Hainault · Redbridge · Ilford North constituency · 51.60757, 0.10576

IG6 3ET— Hainault, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 25/100Yield 5.77%

Best for: Families

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

Liveability
51
Safety
76
Schools
90
Transport
25
Environment
75
Investment
52

The bottom line

IG6 3ET offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £291,250 median — strong value for Families 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 3ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-44.0% vs London avg
vs London income-14.3% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for IG6 3ET

🛡️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 IG6 3ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

John Bramston Primary School

Not yet inspected · 3 min walk

KS2: 108.0

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 8 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

90.0 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+42% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Anti-social behaviour24%
Vehicle crime14%
Drug offences2%
Burglary2%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hainault Fire Station · 182m

Crime is +38% above 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.

£291,250

Median sale price

Bottom 25% — 44% below London median

£291,250 is 44% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)6
New build100.0%
Avg flat£291,250
Price per m²£4,790/m²
Price per ft²£445/ft²
Avg floor area60.8 m²

EPC breakdown

B
18%

Based on 18 properties · Confidence: medium

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

Stamp duty

Standard buyer£2,062
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,800

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

8.1×

Price-to-income

£1,457/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,000
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-0.6%

Total change

-1%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£291k£290k-0.6%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7.4% alpha

Flat/maisonette-7.4% α
Local
-0.6%
District
6.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

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
11.5 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
12 min walk
Fairlop Underground StationCentral
21 min walk
Barkingside Underground StationCentral
34 min walk
Newbury Park Underground StationCentral
46 min walk
Newbury Park StationNational Rail
47 min walk
No bus stops within 400m

37

Walkability score

11

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park45m
Santander docks (800m)0
Nearest cycle dock8.9 km

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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.8 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Hainault Forest SSSI — 2.6 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 · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketNisa Extra · 89 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)

133m

Post office

Nearby shops

The Local Offy84 m
A & C Fruiterers86 m
Tesco Express86 m
Percy Ingle99 m

Nearby cafes

Hainault Cafe180 m
Gullotti Cafe814 m

Nearby restaurants

Bella Gusto81 m
Manford House88 m
Greggs113 m
Metro's792 m

Nearby gyms

London Marathon Playing Fields982 m
Powerleague Fairlop1.0 km
Fairlop Outdoor Activity Centre1.1 km
Syngergy Fitness1.1 km

Nearby pharmacies

Boots82 m
Food hygiene (5-star)71% of 21

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

52

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
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 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

38.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,856m
Crossrail 2 route11,646m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,958 nationally

1,922

Est. population

5,564/km²

55%

Employed

29%

Degree educated

£36,000

Median income

6.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

46

Community stability

Age profile

23%
19%
24%
18%
17%
Under 1823%
18–3419%
35–4924%
50–6418%
65+17%

Tenure

25%
23%
20%
31%
Own outright25%
Own (mortgage)23%
Private rent20%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

42%
19%
21%
White British42%
White Other19%
Asian21%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household35%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Social rent31%
Private rent20%

vs. London

Income vs London-14.3%
Price vs London-44.0%

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)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
9
Local approval rate
96%
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)
114
Largest scheme
105 homes · Hyneholt House, 104, Manford Way, Newbury Park, IG7 4EG
Pipeline pressure
NONE

Named schemes (500m)

Hyneholt House, 104, Manford Way, Newbury Park, IG7 4EG105 homes
completed
FORMER DOCKLAND SITE & LAND ADJACENT, FORMER DOCKLAND SITE & LAND ADJACENT, STAGGART GREEN, IG7 4DB34 homes
completed
LAND OFF, LAND OFF, FOREMARK CLOSE, IG624 homes
completed
HAINAULT GARAGE, 484-494, HAINAULT GARAGE, 484-494, NEW NORTH ROAD, IG611 homes
completed
113-115, 113-115, Manford Way, Chigwell, IG7 4BX9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£291,250)

£2,062

Standard buyer

£0

First-time buyer

Save £2,062

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 IG6 3ET

Full postcodeIG6 3ET
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.607574
Longitude0.105765
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