Goodmayes · Redbridge · Ilford South constituency · 51.56507, 0.12211

RM8 1XF— Goodmayes, Redbridge

Location and area intelligence for RM8 1XF, Goodmayes, Redbridge

The family fortress

 

Schools 100%Safety 77/100Transport 44/100Yield 4.48%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
77
Schools
60
Transport
44
Environment
65
Investment
60

The bottom line

RM8 1XF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 1XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for RM8 1XF

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

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“The family fortress”

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How RM8 1XF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Chadwell Primary School

Not yet inspected · Inspected May 2025 · 5 min walk

KS2: 106.7

—

Secondary

Mayfield School

Not yet inspected · 2 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.5 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+34% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour22%
Other16%
Vehicle crime14%
Robbery4%
Drug offences4%
Theft3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.2km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

C
13%
D
10%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 10%Terraced 49%Flat 39%Other 2%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£141,750
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
WallsTimber frame, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+4.1%

Total change

+204%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.7%

per year

Acceleration

-14.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached12.2%
Terraced56.1%
Flat/maisonette31.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£54k-15%2.3
Post-dot-com plateau2001–2004£75k£140k+86.7%2.2
Pre-crash peak2007–2007£168k£168k+0%3
GFC & correction2008–2012£140k£163k+16.5%2
Help-to-Buy recovery2013–2016£239k£170k-28.7%1
Pandemic surge2021–2021£299k£299k+0%2
Rate-rise correction2022–2023£263k£193k-26.7%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette+2.1% α
Local
12.7%
District
10.6%
Terraced-0.9% α
Local
6.2%
District
7.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Chadwell Heath Rail StationElizabeth line line
6.9 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
7 min walk
Chadwell HeathNational Rail
7 min walk
Goodmayes Rail StationElizabeth line
10 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
22 min walk
Newbury Park Underground StationCentral
32 min walk
No bus stops within 400m

23

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf ★51 min
City55 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park294m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
559m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hainault Forest SSSI — 6.5 km

Energy

Solar: 862 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TULASI MEDICAL CENTRE

10 BENNETTS CASTLE LANE, RM8 3XU

6 min walk

60%

Recommend GP

60%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Eva Hart (816 m)

Nearest supermarketMasala Bazaar · 418 m
2 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)

257m

Post office

Nearby shops

Tesco Express256 m
AAA News524 m
Chadwell Express538 m
DU'A Foods777 m

Nearby cafes

Costa Coffee463 m
Sip & Savour Cafe722 m
Foodies774 m
Il Patio894 m

Nearby restaurants

Harvester - The Greyhound405 m
Nando's481 m
Essence Peri Peri Grill527 m
KFC564 m

Nearby pubs

The Eva Hart816 m

Nearby gyms

The Gym410 m

Nearby pharmacies

Wellbeing Pharmacy798 m

Nearby health

Chadwell Dental Care813 m
Chadwell Heath Surgery934 m
Food hygiene (5-star)44% of 81

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

A

High street health

Registered businesses

EASY-E ESSENTIAL RESOURCES LTD
VEDACORP HOLDINGS LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

27

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,557m
Crossrail 2 route12,840m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,405 nationally

1,930

Est. population

10,827/km²

60%

Employed

33%

Degree educated

£40,100

Median income

7.3%

Claimant rate

SuburbanHigh densityRenters

35

Community stability

Age profile

28%
24%
24%
15%
Under 1828%
18–3424%
35–4924%
50–6415%
65+8%

Tenure

17%
23%
40%
19%
Own outright17%
Own (mortgage)23%
Private rent40%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

23%
14%
34%
17%
White British23%
White Other14%
Asian34%
Black17%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household31%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent40%
Social rent19%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
73%
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)
8
Largest scheme
176 homes · FORMER WANGYE WORKS, 950, FORMER WANGYE WORKS, 950, HIGH ROAD, CHADWELL HEATH, RM6
Pipeline pressure
NONE

Named schemes (500m)

FORMER WANGYE WORKS, 950, FORMER WANGYE WORKS, 950, HIGH ROAD, CHADWELL HEATH, RM6176 homes
completed
WANGYE WORKS, 950, WANGYE WORKS, 950, HIGH ROAD, CHADWELL HEATH, RM624 homes
completed
THE ROYAL OAK PH, 715, THE ROYAL OAK PH, 715, GREEN LANE, RM8 1UT20 homes
completed
LAND AT, 124-128, LAND AT, 124-128, BURNSIDE ROAD, GREEN LANE (REAR OF 693-713), RM812 homes
completed
888, 888, High Road, Chadwell Heath, RM6 4HU9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.4%
Ward turnout
25%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Namreen Battol ChaudhryLabour
Kam RaiLabour
Neil Patrick ZammettLabour

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Key facts for RM8 1XF

Full postcodeRM8 1XF
Postcode districtRM8
BoroughLondon Borough of Redbridge
WardGoodmayes
Latitude51.565068
Longitude0.122110
Parliamentary constituencyIlford South
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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