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Roll Gardens

Redbridge, Greater London, England

Urban residential Mixed character Transport-oriented Risk: Medium Urban convenience High confidence

Reality check: At £479,000, 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.

Best fit: InvestorsExcellent

Strong case: liquid market (score 90), 7% 5-year growth.

Families
Below Average

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%

Young Professionals
Good

Decent connectivity, but some areas could be better.

How this is calculated

Transport 35%, Walkability 30%, Amenities 25%, Market 10%

Investors
Excellent

Strong case: liquid market (score 90), 7% 5-year growth.

How this is calculated

Liquidity 35%, Market 35%, Price trend bonus up to +30

Retirees
Below Average

Limited by safety (25), environment (35), service access (30). Not ideal for settled retirement.

How this is calculated

Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%

First-time Buyers
Below Average

At £479,000, this is likely out of reach for most first-time buyers.

How this is calculated

Affordability 40%, Transport 25%, Amenities 20%, Safety 15%

55
Liveability Score
Top 56% in RedbridgeTop 15% nationally
High confidence Based on 5 data sources, 32 transactions

Things You Should Know

High Crime Area

Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.

How Life Works Here

Roll Gardens is located in Redbridge, near London, Greater London. Crime is a significant concern, with 307 incidents recorded in 12 months — well above the national average. Anti-social behaviour dominates reports. 93 violent offences were recorded (30% of total). Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus and tram links nearby. The nearest stop (Gants Hill Station) is 182m away. The median property price is £479,000, with moderate growth of 7% over five years. Based on 32 transactions recorded since 2014. The market is highly active with frequent sales. 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. 3 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 452m 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 55 out of 100 for liveability. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.

Nearby Services (5 km)

Score Breakdown

Each dimension scored 0-100 from open government data. Source listed under each bar.

Safety Poor (25)

police.uk crime data (12-month rolling)

Daily Access Below Average (30)

OpenStreetMap amenities within 2km

Transport Excellent (100)

DfT NaPTAN + TfL stops

Environment Below Average (35)

DEFRA noise & air quality, OS green space

Market Value Excellent (85)

HM Land Registry price paid data

Family Fair (55)

GIAS schools + Ofsted ratings

Walkability Good (60)

OSM footpath density + connectivity

Energy Data pending

EPC Register — awaiting public API access

Flood Risk Excellent (90)

Environment Agency flood zones

Property Market

£479,000
Median Price
32
Transactions (2014–2024)
+6.7%
5-Year Price Trend

Terraced | Freehold | Market: hot

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 Roll Gardens, with detailed information for each.

gyms & sports centres (3)

hospitals (2)

All hospitals in Redbridge →

libraries (3)

All libraries in Redbridge →

parks & green spaces (2)

schools (5)

All schools in Redbridge →

Transport Links

Gants Hill Station bus_stop182m
Shere Road bus_stop209m
Gants Hill Stn / Woodford Ave bus_stop236m
Martley Drive bus_stop246m
Gants Hill Underground Station metro_station278m
Gants Hill Station tram_stop291m

Similar Streets

Data Transparency

5 open data sources
68% data uniqueness
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.