Hainault · Redbridge · Ilford North constituency · 51.61182, 0.10628

IG7 4EZ— Hainault, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 19/100Yield 4.42%

Best for: Families

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

Liveability
50
Safety
82
Schools
90
Transport
19
Environment
68
Investment
52

The bottom line

IG7 4EZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

IG7 4EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for IG7 4EZ

🛡️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 IG7 4EZ 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 · 6 min walk

KS2: 103.2

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 9 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

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-9% vs borough

Crime by type

Other35%
Violence & sexual offences28%
Vehicle crime12%
Anti-social behaviour11%
Drug offences9%
Robbery4%
Theft1%
Burglary1%

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 · 641m

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area83.4 m²

EPC breakdown

C
2%
D
11%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 39%Terraced 55%Detached 3%Flat 3%

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£208,500
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)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+7.7%

Total change

+689%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.1%

per year

Acceleration

+31.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Semi-detached39.4%
Terraced54.5%
Flat/maisonette3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£63k£80k+27%1.8
Post-dot-com plateau2001–2004£117k£168k+43.6%1.7
Pre-crash peak2005–2007£159k£181k+13.9%3
GFC & correction2009–2012£200k£265k+32.5%1
Help-to-Buy recovery2013–2014£223k£230k+3%1.5
Brexit uncertainty2017–2019£342k£335k-2%1
Pandemic surge2020–2021£317k£395k+24.6%1
Rate-rise correction2022–2023£385k£497k+29.1%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.9% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+1.9% α
Local
10.9%
District
9%
Terraced-0.2% α
Local
3%
District
3.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

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
Seasonal Timing6
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
11.8 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
16 min walk
Fairlop Underground StationCentral
26 min walk
Barkingside Underground StationCentral
39 min walk
Debden Underground StationCentral
51 min walk
Newbury Park Underground StationCentral
52 min walk
No bus stops within 400m

29

Walkability score

10

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park433m
Santander docks (800m)0
Nearest cycle dock9.1 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: 16.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Hainault Forest SSSI — 2.3 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

6 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketNisa Extra · 395 m
4 tennis courts3 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)

397m

Post office

Nearby shops

Tesco Express395 m
Chigwell Organic Fruit & Veg396 m
The Local Offy396 m
A & C Fruiterers396 m

Nearby cafes

Hainault Cafe403 m

Nearby restaurants

Bella Gusto395 m
Greggs396 m
Manford House397 m

Nearby pharmacies

Boots395 m
Food hygiene (5-star)77% of 22

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

ACKSTONE CONSTRUCTION DEVELOPMENT LIMITED
ACKSTONE DRYLINING LTD
APEX INVENTORIES LIMITED
APHRODITE PET SERVICES LIMITED
CLEVER CLOGS SERVICES LIMITED

+1 more

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

21.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,287m
Crossrail 2 route11,777m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,846 nationally

1,781

Est. population

10,197/km²

59%

Employed

30%

Degree educated

£36,800

Median income

6.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

50

Community stability

Age profile

27%
20%
23%
19%
Under 1827%
18–3421%
35–4923%
50–6419%
65+11%

Tenure

22%
33%
14%
30%
Own outright22%
Own (mortgage)33%
Private rent14%
Social rent30%
Shared ownership1%
Rent free1%

Ethnicity

46%
18%
18%
White British46%
White Other18%
Asian18%
Black10%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household27%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent30%
Private rent14%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
7
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)
115
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 rear of 237-255, Land rear of 237-255, Manford Way, Hursley Road, Chigwell, IG7 4DQ4 homes
completed
Former garages rear of, 117-131, Former garages rear of, 117-131, Manford Way, Hainault, Essex, IG7 4ED4 homes
completed
1, 1, Hart Crescent, Chigwell, IG7 4DY2 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 4EZ

Full postcodeIG7 4EZ
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.611818
Longitude0.106279
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