Hainault · Redbridge · Ilford North constituency · 51.61311, 0.11470

IG7 4AN— Hainault, Redbridge

Location and area intelligence for IG7 4AN, Hainault, Redbridge

 

Schools 100%Safety 45/100Transport 14/100Yield 4.42%

Best for: Owner-occupiers

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

Liveability
43
Safety
45
Schools
90
Transport
14
Environment
73
Investment
52

The bottom line

IG7 4AN offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 60 min to city — above average for this zone.

Less suited to Families.

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Location

IG7 4AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for IG7 4AN

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

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How IG7 4AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Coppice Primary School

Not yet inspected · 2 min walk

KS2: 106.1

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 6 min walk

P8: +0.16A8: 45.2

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 · 95 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

281.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+342% vs borough

Crime by type

Violence & sexual offences35%
Other32%
Vehicle crime12%
Anti-social behaviour10%
Drug offences5%
Burglary5%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.1km

Crime is +333% above London average

Property

Prices, sales volume and market trends

Avg floor area76 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Semi 78%Terraced 22%

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£190,000
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

Price Trajectory

2000–2022 · CAGR

+6.6%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.2%

per year

Acceleration

+106.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached77.8%
Terraced22.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£98k£98k+0%2
Post-dot-com plateau2003–2003£175k£175k+0%1
Pre-crash peak2007–2007£187k£187k+0%1
GFC & correction2009–2009£150k£150k+0%1
Help-to-Buy recovery2013–2013£213k£213k+0%1
Brexit uncertainty2018–2019£345k£231k-33%1
Rate-rise correction2022–2022£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
18.6 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
23 min walk
Fairlop Underground StationCentral
32 min walk
Barkingside Underground StationCentral
44 min walk
Debden Underground StationCentral
52 min walk
Newbury Park Underground StationCentral
56 min walk
No bus stops within 400m

14

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria75 min ↑
Waterloo73 min ↑
Canary Wharf62 min ↑
City ★60 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park476m
Santander docks (800m)0
Nearest cycle dock9.6 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: 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: 16.7 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 37%
More green space than 95% of London

Nearest SSSI: Hainault Forest SSSI — 1.7 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

12 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalKing George Hospital · 3.7 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

105

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Two Brewers (1.1 km)

Nearest supermarketNisa Extra · 788 m
4 tennis courts2 swimming pools

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)

883m

Post office

Nearby shops

Premier375 m
J Clark & Son Family Butcher709 m
Chigwell Organic Fruit & Veg756 m
Tesco Express793 m

Nearby cafes

Hainault Cafe702 m

Nearby restaurants

Hainault Peri Peri384 m
Greggs760 m
Bella Gusto804 m
Manford House844 m

Nearby pubs

Two Brewers1.1 km

Nearby pharmacies

Boots830 m
Food hygiene (5-star)53% of 17

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SAMNISH LIMITED

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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

22.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,694m
Crossrail 2 route12,378m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,812 nationally

2,418

Est. population

12,263/km²

62%

Employed

37%

Degree educated

£36,000

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

30%
20%
25%
15%
Under 1830%
18–3420%
35–4925%
50–6415%
65+10%

Tenure

19%
40%
15%
23%
Own outright19%
Own (mortgage)40%
Private rent15%
Social rent23%
Shared ownership3%
Rent free0%

Ethnicity

35%
16%
27%
13%
White British35%
White Other16%
Asian27%
Black14%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household20%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent23%
Private rent15%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
6
Local approval rate
97%
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)
3
Largest scheme
99 homes · Water Reservoir, Opposite 632 To 654, Water Reservoir, Opposite 632 To 654, New North Road, Ilford, IG6
Pipeline pressure
NONE

Named schemes (500m)

Water Reservoir, Opposite 632 To 654, Water Reservoir, Opposite 632 To 654, New North Road, Ilford, IG699 homes
completed
Former Garages Site, Former Garages Site, Yellowpine Way, Hainault, Essex, IG7 4BA24 homes
completed
Land between 275-277 (Former Garages site), Land between 275-277 (Former Garages site), Brocket Way, Hainault, Essex, IG7 4LU10 homes
completed
Garage Block, Garage Block, Coppice Path, Coppice Path Court, Chigwell, IG7 4AW9 homes
completed
Garage Block Between 424-426, Garage Block Between 424-426, Manford Way, Chigwell, IG77 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 IG7 4AN

Full postcodeIG7 4AN
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.613115
Longitude0.114702
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
NHS
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