Hainault · Redbridge · Ilford North constituency · 51.61097, 0.09678

IG7 4JQ— Hainault, Redbridge

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

Top-rated schools set this area apart

 

Schools 100%Safety 96/100Transport 37/100Yield 4.10%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
96
Schools
90
Transport
37
Environment
63
Investment
50

Location

IG7 4JQ

Key facts for IG7 4JQ

Full postcodeIG7 4JQ
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.610972
Longitude0.096779
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-99.4% vs London avg

Deep-dive guides for IG7 4JQ

🛡️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 Safe

“Top-rated schools set this area apart”

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How IG7 4JQ 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 · 4 min walk

KS2: 103.2

★★

Secondary

Forest Academy

Good · 16 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 · 85 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

0.4 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 50.0%

-96% vs borough

Crime by type

Violence & sexual offences100%
Anti-social behaviour0%
Drug offences0%
Other0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

Crime is 99% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area112.7 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

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£281,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
🚇
Grange Hill Underground StationCentral line
4.8 min walk
🚂
Newbury Park Station

Nearby stations

🚇
Hainault Underground StationCentral
11 min walk
🚇
Fairlop Underground StationCentral
22 min walk
🚇
Barkingside Underground StationCentral
36 min walk
🚇
Roding Valley Underground StationCentral
47 min walk
🚇
Debden Underground StationCentral
49 min walk
🚌2 bus routes · 7 stops within 400m · 28 buses/hr peak

26

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria83 min ↑
Waterloo69 min ↑
Canary Wharf59 min ↑
City ★55 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park591m
Santander docks (800m)0
Nearest cycle dock8.5 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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 89% of London

Nearest SSSI: Roding Valley Meadows SSSI — 3.4 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

9 min walk

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketNisa Extra · 731 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

786m

Post office

Nearby shops

Manford News631 m
PJ & VP Patel Convenience Store640 m
Percy Ingle641 m
A & C Fruiterers664 m

Nearby cafes

Gullotti Cafe751 m

Nearby restaurants

Manford House659 m
Bella Gusto711 m
Metro's742 m
Hainault BBQ758 m

Nearby gyms

London Marathon Playing Fields1.2 km

Nearby pharmacies

Boots677 m
Hainault Station Pharmacy763 m
Food hygiene (5-star)50% of 10

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

50

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
4.10% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

39.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,887m
Crossrail 2 route11,115m

Demographics

22 Apr

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

4.3%

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
9
Local approval rate
71%
Borough approval rate
73%
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)
2
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
5-17, 5-17, FAIRVIEW ROAD, IG7 6HN11 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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The bottom line

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

The catch: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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