Hainault · Redbridge · Ilford North constituency · 51.60979, 0.14135

IG7 4FY— Hainault, Redbridge

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

 

Schools 100%Safety 71/100Transport 9/100Yield 4.42%

Best for: Families

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

Liveability
39
Safety
71
Schools
90
Transport
9
Environment
88
Investment
51

The bottom line

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

The catch: 76 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG7 4FY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for IG7 4FY

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

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Postcode Personality

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How IG7 4FY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oasis Academy Pinewood

Not yet inspected · 18 min walk

KS2: 106.1

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 23 min walk

P8: +0.16A8: 45.2

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 105 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+100% vs borough

Crime by type

Violence & sexual offences29%
Other29%
Anti-social behaviour18%
Vehicle crime8%
Drug offences7%
Burglary6%
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 · 2.6km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area167.4 m²

EPC breakdown

B
7%

Based on 7 properties · Confidence: low

Street mix

Detached 100%

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£418,500
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.29 W/m²K
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2023 · CAGR

+4%

Total change

+22%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+30.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£780k£805k+3.2%3
Pandemic surge2020–2020£760k£760k+0%1
Rate-rise correction2023–2023£950k£950k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+1.1% alpha

Detached+1.1% α
Local
3.2%
District
2.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Hainault Underground StationCentral
42 min walk
Fairlop Underground StationCentral
48 min walk
Barkingside Underground StationCentral
57 min walk
Chadwell Heath Rail StationElizabeth line
59 min walk
Chadwell HeathNational Rail
59 min walk
No bus stops within 400m

4

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria91 min ↑
Waterloo91 min ↑
Canary Wharf79 min ↑
City ★76 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 park658m
Santander docks (800m)0
Nearest cycle dock11.1 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 waterLOW
Low
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: 18.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 1.6 km

Energy

Solar: 859 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 6

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

LYNWOOD MEDICAL CENTRE

2A-6 LYNWOOD DRIVE, RM5 3QL

23 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalKing George Hospital · 3.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: 1856 Cafe (771 m)

Nearest supermarketTesco · 2.0 km

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)

2.8km

Post office

Nearby cafes

Global Cafe786 m

Nearby restaurants

1856 Cafe771 m

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AA SIGHT LTD
GK TECHNOLOGY LTD
MODERN PROPERTY INVESTORS LTD
WANDSWORTH CONSULTANTS LTD
WANDSWORTH PROPERTY LTD

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,335m
Crossrail 2 route14,116m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,877 nationally

2,527

Est. population

1,097/km²

70%

Employed

42%

Degree educated

£36,000

Median income

5.6%

Claimant rate

SuburbanLow densityEstablished mixed

48

Community stability

Age profile

28%
26%
26%
14%
Under 1828%
18–3426%
35–4926%
50–6414%
65+5%

Tenure

43%
22%
Own outright12%
Own (mortgage)43%
Private rent12%
Social rent22%
Shared ownership11%
Rent free1%

Ethnicity

38%
14%
25%
13%
White British38%
White Other14%
Asian25%
Black13%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household19%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent22%
Private rent12%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Local approval rate
100%
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)
0
Largest scheme
425 homes · Land at, Land at, Five Oaks Lane, Romford Road, Chigwell, IG7
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Five Oaks Lane, Romford Road, Chigwell, IG7425 homes
completed
Development at Joycott, Oakhurst, The Willows and Havering, Development at Joycott, Oakhurst, The Willows and Havering, Five Oaks Lane, Chigwell, IG7 4QP36 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:

Redbridge vs Waltham ForestRedbridge vs Havering

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Key facts for IG7 4FY

Full postcodeIG7 4FY
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.609790
Longitude0.141354
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