Hainault · Redbridge · Ilford North constituency · 51.60867, 0.09767

IG7 4JJ— Hainault, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 13/100Transport 32/100Yield 4.42%

Best for: Most buyers

Compare areas

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

Liveability
40
Safety
13
Schools
90
Transport
32
Environment
58
Investment
48

The bottom line

IG7 4JJ offers exceptional schools (100% Good/Outstanding) and fast broadband at £380,000 median — 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 4JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income-12.4% vs London avg
vs London crime+640.0% vs London avg

Deep-dive guides for IG7 4JJ

🛡️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

“Strong, well-rated schools nearby”

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How IG7 4JJ 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 · 3 min walk

KS2: 103.2

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 15 min walk

P8: +0.16A8: 45.2

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 · 83 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 542m

Crime is +640% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

+11.1%

This year

Terraced

Dominant type

Price history

5-year change
+10.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£400,000
Avg terraced£400,000
Avg flat£285,000
Price per m²£6,998/m²
Price per ft²£650/ft²
Avg floor area53.7 m²

EPC breakdown

C
25%
D
23%
E
1%
F
1%

Based on 50 properties · Confidence: high

Street mix

Semi 4%Terraced 83%Flat 14%

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

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.3×

Price-to-income

£1,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.0%

per year

Acceleration

+48.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 158 sales

Property Type Mix

Total: 158 sales

Semi-detached3.8%
Terraced83.5%
Flat/maisonette12.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£94k+49.2%6.7
Post-dot-com plateau2001–2004£115k£163k+41.5%6.2
Pre-crash peak2005–2007£165k£217k+31.5%6.7
GFC & correction2008–2012£216k£208k-3.8%4
Help-to-Buy recovery2013–2016£222k£274k+23.3%4.5
Brexit uncertainty2017–2019£313k£335k+7%3
Pandemic surge2020–2021£348k£345k-0.7%7
Rate-rise correction2022–2023£381k£352k-7.6%4
Current market2024–2026£400k£400k+0%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-2.2% alpha

Terraced-0.3% α
Local
6.6%
District
6.9%
Flat/maisonette-2.2% α
Local
4.1%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hainault Underground StationCentral line
7.5 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
8 min walk
Fairlop Underground StationCentral
19 min walk
Barkingside Underground StationCentral
33 min walk
Newbury Park Underground StationCentral
46 min walk
Newbury Park StationNational Rail
47 min walk
No bus stops within 400m

23

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf53 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park512m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Hainault Station Car Park
737m

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed451 Mbps
Median download433 Mbps
Superfast coverage90%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB5% green spaceTree canopy: 40%
Less green space than 76% of London

Nearest SSSI: Roding Valley Meadows SSSI — 3.7 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

6 min walk

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.3 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

111

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketNisa Extra · 606 m
3 tennis courts1 sports halls

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)

668m

Post office

Nearby shops

PJ & VP Patel Convenience Store377 m
Spar478 m
Manford News498 m
Percy Ingle509 m

Nearby cafes

Gullotti Cafe515 m
Hainault Cafe718 m

Nearby restaurants

Metro's503 m
Hainault BBQ524 m
Manford House529 m
Hainault Peri Peri556 m

Nearby gyms

London Marathon Playing Fields937 m
Studio23 Gym1.1 km
Powerleague Fairlop1.1 km
Syngergy Fitness1.2 km

Nearby pharmacies

Hainault Station Pharmacy530 m
Boots548 m
Food hygiene (5-star)60% of 15

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ARAPEX CONSULTING LIMITED
EXPERTLY PRAGMATIC LTD
EXPOVET LTD
GEDTRANSA LTD
IT & MD PLUMBING LTD

+6 more

Investment

Investment grade, yield and market outlook

48

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

55.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,693m
Crossrail 2 route11,120m

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%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
10
Local approval rate
82%
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)
4
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
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
Former lock-up garages, Former lock-up garages, Robinia Close, Hainault, IG6 3AJ8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

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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Key facts for IG7 4JJ

Full postcodeIG7 4JJ
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.608672
Longitude0.097670
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