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Neighbourhood profile
Goodmayes
Redbridge, London
PocketsGoodmayes South (Green Lane · Seven Kings Water · Water Lane · Orchard Playing Fields · Goodmayes Road Bridge · Goodmayes Park · Burnside Road)
Goodmayes sits in eastern Redbridge along the Romford Road, a dense interwar and Victorian ward shaped by the arterial and the Elizabeth-line station. The character is outer-suburban residential with a substantial South Asian community and a busy high street. Connectivity is decent via Goodmayes on the Elizabeth line and buses along the High Road, and green space is reasonable at nearly thirty-four hectares, anchored by the eighteen-hectare Goodmayes Park. Two Grade II listings — the Church of All Saints and the Seven Kings Methodist Church — provide limited heritage anchors. The drawbacks are serious. The overall score at thirty-six is among the lowest in the batch, weighted by very low heritage (four), no conservation area coverage, and a weak culture score. Crime sits well below the London middle, there are no Ofsted-outstanding schools in proper nearby reach, and non-food amenity is thin at thirteen venues. Affordability is the one real draw.
- Strongest64Air & Quiet
Clean air and low ambient noise by London standards
- Also strong60Nature Access
Strong access to green space and waterways
- Watch out1Area development
Little recent major-development activity
At a glance
- Moderate public-transport access
- 2 listed buildings
- Largest green space: Goodmayes Park (18.2 hectares)
- 67 open venues (54 food and drink, 13 other)
7 pockets across 1 named area · coloured by overall score.See on full map ↗
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Goodmayes, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
57Better than 71% of London
How scores work - Purchase affordability85
- Rent affordability70
- Price momentum (5yr)54
- Activity (turnover)28
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Goodmayes: 57 sales recorded (2025)32-yr price trend £—
Safety
33Better than 18% of London
- Personal safety30
- Property crime37
- Anti-social behaviour32
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Goodmayes: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
43Better than 47% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Goodmayes: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
64Better than 77% of London
- Air quality78
- Quietness43
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
18Better than 33% of London
- Nightlife0
- Dining7
- Arts & culture7
- Retail & shops7
- Sports & recreation0
- Independent scene36
- Vitality (openings, diversity)44
67 open venues nearby — 54 food & drink, 13 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Goodmayes: the mix behind 67 open venues—% independent
Education
52Better than 45% of London
- Primary schools48
- Secondary schools54
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Goodmayes: 3 schools, each with its inspection record
Heritage
4Better than 13% of London
2 listed buildings
- Church of All SaintsGrade II
- Seven Kings Methodist Church, Churchyard Gates and PiersGrade II
From Historic England's National Heritage List for England.
Nature Access
60Better than 42% of London
- Green spaces80
- Waterways25
Largest green space: Goodmayes Park (18 ha). ~34 ha of green space in total.
Area development
1Better than 33% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Goodmayes
For Goodmayes: 57 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min3 schools' inspection records67 venues mapped
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What's changing in Goodmayes
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Goodmayes, quick answers
- Is Goodmayes safe?
- Goodmayes scores 33 for safety, based on street-level recorded crime (police.uk) — recording more crime than most London wards. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Goodmayes a good place to live?
- Goodmayes scores 37 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are air & quiet (64) and nature access (60); its weakest is area development (1). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Goodmayes?
- Moderate public-transport access: Transport for London rates the typical spot in Goodmayes 3 on its 0–8 public-transport access scale, which puts the ward at 43 for connectivity relative to the rest of London.
- Is Goodmayes expensive to buy in?
- Relative to the rest of London, Goodmayes is among London's more affordable areas to buy: its purchase-affordability score is 17/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Goodmayes?
- Goodmayes scores 52 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools.
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
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