Hainault · Redbridge · Ilford North constituency · 51.61278, 0.10250

IG7 4ET— Hainault, Redbridge

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

 

Schools 100%Safety 24/100Transport 23/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

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

Liveability
43
Safety
24
Schools
90
Transport
23
Environment
62
Investment
41

The bottom line

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

The catch: 66 min to city — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how IG7 4ET scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG7 4ET meets your needs.

Location

IG7 4ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+535.0% vs London avg

Deep-dive guides for IG7 4ET

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG7 4ET with:

Postcode Personality

🎓 School Smart⚠️ Very high crime
Share:WhatsAppShare on X

How IG7 4ET 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 · 5 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 · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

412.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+549% 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 offences33%
Other29%
Anti-social behaviour12%
Vehicle crime11%
Burglary7%
Drug offences4%
Theft2%
Robbery1%

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 · 746m

Crime is +535% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,932/m²
Price per ft²£737/ft²
Avg floor area98.6 m²

EPC breakdown

C
6%
D
13%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 91%Flat 9%

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£246,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.8%

Total change

+1062%

Market Activity

Price Velocity & Acceleration

Current Velocity

+74.6%

per year

Acceleration

+74.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached90.9%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£91k+33.8%1.2
Post-dot-com plateau2002–2004£121k£185k+53.2%1.7
Pre-crash peak2006–2007£197k£218k+10.9%2
GFC & correction2009–2011£199k£222k+11.6%1
Help-to-Buy recovery2014–2014£310k£310k+0%1
Pandemic surge2021–2021£451k£451k+0%2
Rate-rise correction2023–2023£453k£453k+0%2
Current market2024–2024£790k£790k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
6.9%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
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
8.5 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
15 min walk
Fairlop Underground StationCentral
26 min walk
Barkingside Underground StationCentral
40 min walk
Debden Underground StationCentral
48 min walk
Roding Valley Underground StationCentral
51 min walk
No bus stops within 400m

19

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria81 min ↑
Waterloo81 min ↑
Canary Wharf69 min ↑
City ★66 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park557m
Santander docks (800m)0
Nearest cycle dock8.9 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: 16.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 2.5 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

THE FOREST EDGE PRACTICE

HAINAULT HEALTH CENTRE, MANFORD WAY, IG7 4DF

7 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

147

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 · 569 m
3 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)

598m

Post office

Nearby shops

Manford News521 m
Percy Ingle525 m
A & C Fruiterers535 m
The Local Offy538 m

Nearby cafes

Hainault Cafe623 m

Nearby restaurants

Manford House533 m
Bella Gusto560 m
Greggs587 m
Metro's1.1 km

Nearby pharmacies

Boots542 m
Food hygiene (5-star)77% of 17

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ADVANS CONSTRUCTION LTD
BRA CONSTRUCTION LTD
IM GROUNDWORKS LTD
KMC TECH LTD
KORABI CONSTRUCTION LTD

+4 more

Investment

Investment grade, yield and market outlook

41

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 score16/100
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

4/100

Velocity score

Future outlook

45

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,254m
Crossrail 2 route11,547m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,663 nationally

1,483

Est. population

6,692/km²

64%

Employed

39%

Degree educated

£36,800

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

26%
18%
26%
17%
14%
Under 1826%
18–3418%
35–4926%
50–6417%
65+14%

Tenure

29%
41%
16%
Own outright29%
Own (mortgage)41%
Private rent16%
Social rent12%
Shared ownership2%
Rent free0%

Ethnicity

40%
20%
23%
White British40%
White Other20%
Asian23%
Black9%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household13%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent16%
Social rent12%

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
10
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)
110
Largest scheme
118 homes · FORMER HAINAULT HIGH (LOWER) SCHOOL, FORMER HAINAULT HIGH (LOWER) SCHOOL, MANFORD WAY, IG7
Pipeline pressure
NONE

Named schemes (500m)

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
4, 4, Arrowsmith Path, Chigwell, IG7 4PW1 homes
completed
Development Site At 2, Development Site At 2, Arrowsmith Path, Chigwell, IG7 4PW1 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

Live in IG7 4ET? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG7 4ET.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG7 4ET

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG7 4ET

Full postcodeIG7 4ET
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.612776
Longitude0.102495
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