Heathcote Avenue
Redbridge, Greater London, England
Reality check: At £295,000, this is a premium entry point. Modest 7% growth over 5 years.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Moderate investment case — reasonable liquidity, 7% growth, stable market. But environment limits appeal.
Safety score of 30 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%
Limited connectivity (transport 40, walkability 60). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Moderate investment case — reasonable liquidity, 7% growth, stable market. But environment limits appeal.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (30), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Price (£295,000) and connectivity (transport 40) both limit appeal for first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
How Life Works Here
Heathcote Avenue is located in Redbridge, near London, Greater London. Crime rates are above average, with 197 incidents recorded in 12 months. Violence and sexual offences is the most frequent category. Violent offences make up 46% of reports. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The nearest transport stop is 252m away (bus). Rail links may require a connecting journey. The median property price is £295,000, with moderate growth of 7% over five years. Based on 26 transactions recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation. There are 10 schools within 2 km, 10 rated Good or Outstanding by Ofsted. Both primary and secondary options are available locally. The nearest school is just 77m away. Note that above-average crime in the area may offset the school accessibility for families. The profile suggests appeal to both property investors and young professionals. Some market indicators point to a cooling trend. Overall, this street scores 47 out of 100 for liveability, in the lower quartile for its district.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
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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Public Services Nearby
Public facilities within walking distance from Heathcote Avenue, with detailed information for each.
gyms & sports centres (3)
- Fullwell Cross Leisure Centre 1572m · 20 min walk
- Ashton Playing Fields 1677m · 21 min walk
- Redbridge Sports & Leisure 1976m · 25 min walk
hospitals (2)
- Spire London East 1440m · 18 min walk
- UniClinic 1861m · 23 min walk
libraries (3)
- Clayhall Library 949m · 12 min walk
- Fullwell Cross Library 1585m · 20 min walk
- Gants Hill Library 1912m · 24 min walk
parks & green spaces (5)
- Hurstleigh Gardens Open Space 206m · 3 min walk
- Claybury Park 807m · 10 min walk
- Clayhall Park 1099m · 14 min walk
- Barkingside Recreation Ground 1381m · 17 min walk
- Ray Park 1991m · 25 min walk
schools (4)
- Caterham High School 77m · 1 min walk
- Glade Primary School 454m · 6 min walk
- Parkhill Infants' School 631m · 8 min walk
- Parkhill Junior School 631m · 8 min walk
Transport Links
Similar Streets
- Donald Drive — Redbridge50
- Coppice Path — Redbridge46
- Reservoir Way — Redbridge46
- Copper Beech Close — Redbridge46
- Lakeland Close — Redbridge47
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: