Hainault · Redbridge · Ilford North constituency · 51.60880, 0.09548

IG6 3GT— Hainault, Redbridge

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

 

Schools 100%Safety 13/100Transport 33/100Yield 3.67%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
41
Safety
13
Schools
83
Transport
33
Environment
60
Investment
48

The bottom line

IG6 3GT offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 50 min to city — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how IG6 3GT scores on each.

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Do you have or plan to have school-age children?
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Location

IG6 3GT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+640.0% vs London avg

Deep-dive guides for IG6 3GT

🛡️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 high crime
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How IG6 3GT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Manford Primary School

Good · Inspected Mar 2022 · 5 min walk

KS2: 103.2

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 22 min walk

P8: +0.36A8: 50.6

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 82 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

480.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+655% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences37%
Other30%
Vehicle crime10%
Anti-social behaviour8%
Drug offences7%
Burglary6%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 683m

Crime is +640% above London average

Property

Prices, sales volume and market trends

Avg floor area62.7 m²

EPC breakdown

C
7%

Based on 7 properties · Confidence: low

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

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hainault Underground StationCentral
7 min walk
Fairlop Underground StationCentral
19 min walk
Barkingside Underground StationCentral
33 min walk
Newbury Park Underground StationCentral
46 min walk
Roding Valley Underground StationCentral
46 min walk
No bus stops within 400m

20

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf53 min ↑
City ★50 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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park414m
Santander docks (800m)0
Nearest cycle dock8.3 km

Nearby car parks

🅿️
Hainault Station Car Park
686m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 12.0 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: 15.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 3.6 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

HAINAULT STATION PHARMACY

208 NEW NORTH ROAD, HAINAULT, IG6 3BS

6 min walk

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketNisa Extra · 759 m
3 tennis courts1 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)

690m

Post office

Nearby shops

PJ & VP Patel Convenience Store454 m
Spar466 m
Hainault Supermarket518 m
Costcutter536 m

Nearby cafes

Gullotti Cafe502 m

Nearby restaurants

Metro's496 m
Hainault BBQ509 m
Hainault Peri Peri528 m
Manford House681 m

Nearby gyms

London Marathon Playing Fields966 m
Studio23 Gym1.1 km

Nearby pharmacies

Hainault Station Pharmacy512 m
Boots700 m
Food hygiene (5-star)54% of 13

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

E

High street health

Investment

Investment grade, yield and market outlook

48

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

24.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,633m
Crossrail 2 route10,975m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,623 nationally

1,760

Est. population

9,177/km²

61%

Employed

39%

Degree educated

£36,800

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

28%
24%
22%
16%
Under 1828%
18–3424%
35–4922%
50–6416%
65+10%

Tenure

18%
32%
25%
24%
Own outright18%
Own (mortgage)32%
Private rent25%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

47%
19%
15%
White British47%
White Other19%
Asian15%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household24%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent24%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
77%
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)
2
Largest scheme
118 homes · FORMER HAINAULT HIGH (LOWER) SCHOOL, FORMER HAINAULT HIGH (LOWER) SCHOOL, MANFORD WAY, IG7
Pipeline pressure
NONE

Named schemes (500m)

FORMER HAINAULT HIGH (LOWER) SCHOOL, FORMER HAINAULT HIGH (LOWER) SCHOOL, MANFORD WAY, IG7118 homes
completed
FORMER ST ANNE'S SCHOOL, FORMER ST ANNE'S SCHOOL, WOODMAN PATH, IG694 homes
completed
THE BADGER PH, THE BADGER PH, MANFORD WAY, IG7 4AD16 homes
completed
PART OF FORMER HAINAULT HIGH SCHOOL, PART OF FORMER HAINAULT HIGH SCHOOL, MAPLE CLOSE, IG715 homes
completed
LAND OFF, LAND OFF, ROBINIA CLOSE, IG612 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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Compare Redbridge with nearby boroughs:

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Key facts for IG6 3GT

Full postcodeIG6 3GT
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.608801
Longitude0.095480
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