Neighbourhood · Redbridge

Hainault East: house prices and how the area is changing

Official figures for the Hainault East neighbourhood of Redbridge, England (ONS area Redbridge 002). Headline figures assembled 13 October 2026. Postcodes IG6, IG7, RM5. Figures that read a point use the neighbourhood's centre, near IG6 3TN.

A middle-income neighbourhood, showing clear signs of gentrification

Hainault East is a middle-income neighbourhood; it shows clear signs of gentrification against Redbridge (4 of 19 signals rising, 2 falling). Houses here typically resell for £442,500 and flats for £300,000 (median resale prices, 2023-2025). Recorded crime is in line with Redbridge (1.0 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Hainault, is about a 24-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£442,500

Median resale price of houses in the neighbourhood, 2023-2025; +23% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£300,000

Median resale price of flats in the neighbourhood, 2023-2025; +22% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.20; 4 of 19 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 3 to 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£65,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.0 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Hainault East sits in Redbridge

Typical house price: joint 3rd lowest of 33 neighbourhoods in Redbridge
Typical flat price: 12th highest of the 28 neighbourhoods in Redbridge with enough flat sales for one
Average household income: 3rd lowest of 33 neighbourhoods in Redbridge

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Hainault East

Median resale price of houses each year here and across Redbridge, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Redbridge, 1996 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 19 counted signals point towards rising affluence against Redbridge, 2 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Degree-educated residents
Residents aged 25 to 29
Income deprivation ranking
Benefit claims (DWP)

Falling behind the borough

Air quality
Homes selling

Stations and schools nearby

Nearest stations

Hainault Underground station, about a 24-minute walk from the neighbourhood's centre (1.8 km in a straight line).
Newbury Park Station Railway station, 4.3 km from the neighbourhood's centre in a straight line. About 2.2 trains an hour leave between 07:00 and 19:00 on a weekday: Great Western Railway to Newbury (about 3 min) and Reading (about 27 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Coppice Primary School 450 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2022).
Nearest state secondary school Forest Academy 260 m from the neighbourhood's centre. Ofsted: Good (Jan 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Hainault East

What is the typical house price in Hainault East?

£442,500. Median resale price of houses in the neighbourhood, 2023-2025; +23% against 2017-2019.

How does Hainault East compare with the rest of Redbridge?

Typical house price: joint 3rd lowest of 33 neighbourhoods in Redbridge. Typical flat price: 12th highest of the 28 neighbourhoods in Redbridge with enough flat sales for one. Average household income: 3rd lowest of 33 neighbourhoods in Redbridge.

Is Hainault East an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Hainault East gentrifying?

Clear signs. Weighted balance +0.20; 4 of 19 signals up, 2 down, against the borough.

What is the nearest station to Hainault East?

Hainault. Underground station, about a 24-minute walk from the neighbourhood's centre (1.8 km in a straight line).

Which state schools are nearest to Hainault East?

Nearest state primary school. Coppice Primary School. 450 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2022). Nearest state secondary school. Forest Academy. 260 m from the neighbourhood's centre. Ofsted: Good (Jan 2023).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Hainault East?

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Nearby neighbourhoods in Redbridge

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.