Hainault Street
Redbridge, Greater London, England
Reality check: At £261,000, this is a premium entry point. Strong 20% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 70), 20% 5-year growth.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 20% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (16), service access (32). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Possible first step at £261,000 — price is manageable but connectivity (80) or environment (16) may be a compromise.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Area safety score 25/100 — crime rates in this area (LSOA, not this specific street) are well above average. Exercise caution, especially at night.
Prices grew 20% over 5 years, but environment scores only 16/100. Growth may not be sustainable without local improvements.
How Life Works Here
Hainault Street is located in Redbridge, near Ilford, Greater London. Crime is a significant concern, with 1218 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominate reports. 377 violent offences were recorded (31% of total). This level of crime reflects a high-footfall transport hub rather than a typical residential street. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The closest is Shirdi Sai Temple (place of worship, 58m). Transport connections are strong, with rail and bus links nearby. The nearest stop (Hainault Street) is 140m away. The median property price is £261,000, with strong growth of 20% over five years. Based on 27 transactions recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 15 schools within 2 km, 15 rated Good or Outstanding by Ofsted. 7 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 393m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Overall, this street scores 50 out of 100 for liveability, in the lower quartile for its district. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Flat/Maisonette | Leasehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Nearby Amenities
Public Services Nearby
Public facilities within walking distance from Hainault Street, with detailed information for each.
gyms & sports centres (3)
- Nuffield Health Fitness & Wellbeing 401m · 5 min walk
- The Gym 546m · 7 min walk
- Ilford Club 1084m · 14 min walk
hospitals (2)
- Redbrige Eye Screening Centre 643m · 8 min walk
- UniClinic 1994m · 25 min walk
libraries (4)
- Redbridge Central Library 284m · 4 min walk
- Uphall School Library 1428m · 18 min walk
- Seven Kings Library 1720m · 22 min walk
- Gants Hill Library 1941m · 24 min walk
parks & green spaces (5)
- Uphall Recreation Ground 940m · 12 min walk
- Valentines Park Forest Garden 1024m · 13 min walk
- Wildlife Area 1054m · 13 min walk
- Valentines Park 1129m · 14 min walk
- Loxford Park 1396m · 17 min walk
schools (5)
- Winston Way Academy 394m · 5 min walk
- Christchurch Primary School 458m · 6 min walk
- The Ursuline Academy Ilford 467m · 6 min walk
- Cleveland Road Primary School 681m · 8 min walk
- SS Peter and Paul's Catholic Primary School 824m · 10 min walk
Transport Links
Similar Streets
- Gartmore Road — Redbridge53
- Faulkner Close — Redbridge52
- Christie Gardens — Redbridge42
- Felbrigge Road — Redbridge54
- Mildmay Road — Redbridge42
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: