Hainault · Redbridge · Ilford North constituency · 51.60976, 0.09619

IG7 4EL— Hainault, Redbridge

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

 

Schools 100%Safety 13/100Transport 34/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
41
Safety
13
Schools
83
Transport
34
Environment
59
Investment
44

The bottom line

IG7 4EL 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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Location

IG7 4EL

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 IG7 4EL

🛡️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 IG7 4EL 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 · 4 min walk

KS2: 103.2

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 24 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 · 84 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 694m

Crime is +640% 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.

IG7 district median

£380,000

Based on 50 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,326/m²
Price per ft²£495/ft²
Avg floor area57.9 m²

EPC breakdown

C
10%
D
8%

Based on 18 properties · Confidence: medium

Street mix

Semi 27%Terraced 15%Flat 58%

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£144,750
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 CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.2%

Total change

+274%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.6%

per year

Acceleration

-92.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 67 sales

Property Type Mix

Total: 67 sales

Semi-detached26.9%
Terraced14.9%
Flat/maisonette58.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£82k£145k+77.9%12
Post-dot-com plateau2001–2004£145k£182k+25.5%3.8
Pre-crash peak2005–2007£210k£192k-8.6%1.7
GFC & correction2008–2012£196k£170k-13.3%2.5
Help-to-Buy recovery2014–2016£260k£285k+9.6%1.3
Brexit uncertainty2017–2019£293k£293k+0%1
Rate-rise correction2022–2023£320k£277k-13.4%2.5
Current market2024–2025£446k£305k-31.6%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1% alpha

Weakest performer

Flat/maisonette

-0.5% alpha

Semi-detached+1% α
Local
8.1%
District
7.1%
Flat/maisonette-0.5% α
Local
6.1%
District
6.6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

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
5.6 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
9 min walk
Fairlop Underground StationCentral
20 min walk
Barkingside Underground StationCentral
34 min walk
Roding Valley Underground StationCentral
47 min walk
Newbury Park Underground StationCentral
48 min walk
No bus stops within 400m

21

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria65 min ↑
Waterloo63 min ↑
Canary Wharf54 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park492m
Santander docks (800m)0
Nearest cycle dock8.4 km

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: 15.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 3.5 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

7 min walk

4

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

90

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketNisa Extra · 726 m
3 tennis courts

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)

764m

Post office

Nearby shops

PJ & VP Patel Convenience Store525 m
Spar575 m
Manford News620 m
Hainault Supermarket629 m

Nearby cafes

Gullotti Cafe612 m

Nearby restaurants

Metro's604 m
Hainault BBQ619 m
Hainault Peri Peri642 m
Manford House650 m

Nearby gyms

London Marathon Playing Fields1.1 km

Nearby pharmacies

Hainault Station Pharmacy623 m
Boots669 m
Food hygiene (5-star)54% of 13

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AXENTI PROJECT SOLUTIONS LTD
CHIKO1970 LIMITED
JJ SOCIAL LIMITED
STILL I RISE EVENTS LTD

Investment

Investment grade, yield and market outlook

44

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 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 route17,750m
Crossrail 2 route11,045m

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)
2
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)
8
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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Key facts for IG7 4EL

Full postcodeIG7 4EL
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.609760
Longitude0.096189
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