Hainault · Redbridge · Ilford North constituency · 51.61085, 0.09933

IG7 4PP— Hainault, Redbridge

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

 

Schools 100%Safety 13/100Transport 32/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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

Liveability
39
Safety
13
Schools
90
Transport
32
Environment
59
Investment
44

The bottom line

IG7 4PP offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 52 min to city — above average for this zone.

Less suited to Families.

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Location

IG7 4PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG7 4PP

🛡️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
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How IG7 4PP 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 · 14 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 · 86 min walk

3 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 · 627m

Crime is +640% above 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£5,804/m²
Price per ft²£539/ft²
Avg floor area77.5 m²

EPC breakdown

D
4%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 53%Terraced 47%

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£193,750
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2026 · CAGR

+6.8%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.3%

per year

Acceleration

-27.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached53.3%
Terraced46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£88k+50.9%1
Post-dot-com plateau2001–2004£101k£208k+105.9%1
Pre-crash peak2006–2006£155k£155k+0%1
Help-to-Buy recovery2013–2013£234k£234k+0%1
Brexit uncertainty2017–2018£307k£324k+5.4%1
Pandemic surge2020–2020£377k£377k+0%2
Rate-rise correction2022–2022£430k£430k+0%1
Current market2025–2026£488k£418k-14.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
6.7 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
49 min walk
Newbury Park Underground StationCentral
50 min walk
No bus stops within 400m

17

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria67 min ↑
Waterloo65 min ↑
Canary Wharf56 min ↑
City ★52 min

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

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park502m
Santander docks (800m)0
Nearest cycle dock8.6 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 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: 15.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 2.8 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

5 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 · 3.5 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

114

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketNisa Extra · 567 m
3 tennis courts

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)

620m

Post office

Nearby shops

Manford News473 m
Percy Ingle483 m
A & C Fruiterers504 m
The Local Offy509 m

Nearby cafes

Hainault Cafe663 m
Gullotti Cafe782 m

Nearby restaurants

Manford House500 m
Bella Gusto549 m
Greggs599 m
Metro's768 m

Nearby gyms

London Marathon Playing Fields1.2 km

Nearby pharmacies

Boots516 m
Hainault Station Pharmacy797 m
Food hygiene (5-star)77% of 17

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

GEORGE & A LTD
MONTPELIER CONSTRUCTION AND DEVELOPMENT LIMITED

Investment

Investment grade, yield and market outlook

44

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

40.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,960m
Crossrail 2 route11,284m

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%

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)
19
Planning apps (3 years)
9
Local approval rate
84%
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)
110
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
r/o 75-83, r/o 75-83, Brocket Way, Hainault, IG719 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

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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Key facts for IG7 4PP

Full postcodeIG7 4PP
Postcode districtIG7
BoroughLondon Borough of Redbridge
WardHainault
Latitude51.610846
Longitude0.099330
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
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