Hainault · Redbridge · Ilford North constituency · 51.60995, 0.10252

IG7 4PJ— Hainault, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 22/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

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

Liveability
50
Safety
82
Schools
90
Transport
22
Environment
61
Investment
42

The bottom line

IG7 4PJ 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.

Check your dealbreakers

Toggle the things that matter to you — see how IG7 4PJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG7 4PJ meets your needs.

Location

IG7 4PJ

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 4PJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG7 4PJ with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How IG7 4PJ 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 · 2 min walk

KS2: 103.2

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 11 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 · 86 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 439m

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG7 district median

£380,000

Based on 50 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,375/m²
Price per ft²£499/ft²
Avg floor area69.4 m²

EPC breakdown

D
14%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Semi 32%Terraced 68%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1998–2026 · CAGR

+6.4%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+16.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£68k£68k+0%1
Post-dot-com plateau2001–2004£113k£148k+31%1.3
Pre-crash peak2007–2007£225k£225k+0%1
GFC & correction2008–2012£220k£180k-18.2%1
Help-to-Buy recovery2014–2016£216k£310k+43.5%1
Brexit uncertainty2018–2019£355k£356k+0.3%1.5
Pandemic surge2021–2021£415k£415k+0%1
Current market2024–2026£365k£380k+4.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Trend Position75

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
9.6 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
12 min walk
Fairlop Underground StationCentral
22 min walk
Barkingside Underground StationCentral
36 min walk
Newbury Park Underground StationCentral
49 min walk
Newbury Park StationNational Rail
50 min walk
No bus stops within 400m

29

Walkability score

18

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock8.8 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 waterMEDIUM
Medium
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: 15.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 2.6 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.4 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

142

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

Nearest supermarketNisa Extra · 327 m

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)

378m

Post office

Nearby shops

Manford News241 m
Percy Ingle250 m
A & C Fruiterers268 m
The Local Offy272 m

Nearby cafes

Hainault Cafe420 m
Gullotti Cafe806 m

Nearby restaurants

Manford House264 m
Bella Gusto310 m
Greggs357 m
Metro's788 m

Nearby gyms

London Marathon Playing Fields1.1 km

Nearby pharmacies

Boots279 m
Hainault Station Pharmacy824 m
Food hygiene (5-star)74% of 19

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

A S G MECHANICAL LIMITED
ARROWSMITH CARE LTD
AYAN CONSTRUCTION LTD
FATHIHA LIMITED
GALLOP REFURBISHMENT LTD

Investment

Investment grade, yield and market outlook

42

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
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

33.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,980m
Crossrail 2 route11,478m

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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
12
Local approval rate
89%
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)
116
Largest scheme
118 homes · FORMER HAINAULT HIGH (LOWER) SCHOOL, FORMER HAINAULT HIGH (LOWER) SCHOOL, MANFORD WAY, IG7
Pipeline pressure
NONE

Named schemes (500m)

Hyneholt House, 104, Manford Way, Newbury Park, IG7 4EG105 homes
completed
LAND OFF, LAND OFF, FOREMARK CLOSE, IG624 homes
completed
r/o 75-83, r/o 75-83, Brocket Way, Hainault, IG719 homes
completed
113-115, 113-115, Manford Way, Chigwell, IG7 4BX9 homes
completed
Former garages rear of, 117-131, Former garages rear of, 117-131, Manford Way, Hainault, Essex, IG7 4ED4 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

Live in IG7 4PJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG7 4PJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG7 4PJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG7 4PJ

Full postcodeIG7 4PJ
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.609952
Longitude0.102524
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