The bottom line
IG7 4JE offers exceptional schools (100% Good/Outstanding) and fast broadband at £433,750 median — strong value for Most buyers who can accept its trade-offs.
The catch: 47 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 4JE scores on each.
Toggle a question above to see how IG7 4JE meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for IG7 4JE
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Postcode Personality
How IG7 4JE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
83
Education score
Primary
Manford Primary School
Good · Inspected Mar 2022 · 6 min walk
KS2: 103.2
Secondary
King Solomon High School
Requires Improvement · Inspected May 2024 · 26 min walk
100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km
Childcare
Childcare
Sheringham Nursery School & Children's Centre
Not inspected · 86 min walk
1 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Very high crime
480.7 incidents per 1,000 residents
+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
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Hainault Fire Station · 954m
Crime is +640% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
£433,750
Median sale price
£433,750 is 17% below the London median (£520,000)
This year
Terraced
Dominant type
Price history
EPC breakdown
Based on 33 properties · Confidence: high
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2026 · CAGR
+6.9%
Total change
+692%
Market Activity
Price Velocity & Acceleration
Current Velocity
+35.6%
per year
Acceleration
+35.05
change in velocity
Market State
Strong growth
Price Distribution
P25: £100k–£125k · P75: £250k–£300k · 78 sales
Property Type Mix
Total: 78 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £75k | £153k | +105.7% | 2.8 |
| Post-dot-com plateau | 2001–2004 | £182k | £239k | +31.7% | 3.5 |
| Pre-crash peak | 2005–2007 | £224k | £282k | +25.5% | 2.7 |
| GFC & correction | 2008–2012 | £430k | £306k | -28.8% | 2 |
| Help-to-Buy recovery | 2013–2016 | £220k | £390k | +77.3% | 2.8 |
| Brexit uncertainty | 2017–2019 | £372k | £446k | +20% | 2 |
| Pandemic surge | 2020–2021 | £420k | £470k | +11.9% | 2.5 |
| Rate-rise correction | 2022–2023 | £365k | £583k | +59.6% | 1.5 |
| Current market | 2024–2026 | £433k | £590k | +36.4% | 2.7 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+0.3% alpha
Weakest performer
Semi-detached
-0.6% alpha
CAGR over 29yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
27
Walkability score
35
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
15
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Roding Valley Meadows SSSI — 3.2 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 3
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
HAINAULT STATION PHARMACY
208 NEW NORTH ROAD, HAINAULT, IG6 3BS
11 min walk
3
GPs within 1km
1
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
53
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
0
Convenience
No restaurants within 800m — nearest: Sky Kebab & Pizza (748 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
748m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+2 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
45
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
39.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,623 nationally
1,760
Est. population
9,177/km²
61%
Employed
39%
Degree educated
£36,800
Median income
5.1%
Claimant rate
45
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£433,750)
£9,188
Standard buyer
£438
First-time buyer
Save £8,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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