Clementswood · Redbridge · Ilford South constituency · 51.55483, 0.07381

IG1 1EN— Clementswood, Redbridge

Location and area intelligence for IG1 1EN, Clementswood, Redbridge

High-connectivity investment target

 

Schools 100%Safety 27/100Transport 53/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Notable weakness: safety

Liveability
56
Safety
27
Schools
60
Transport
53
Environment
62
Investment
57

The bottom line

IG1 1EN offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

IG1 1EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+450.0% vs London avg

Deep-dive guides for IG1 1EN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How IG1 1EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cleveland Road Primary School

Not yet inspected · 1 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 11 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 12 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

357.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.5%

+461% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Violence & sexual offences17%
Theft13%
Anti-social behaviour10%
Drug offences7%
Robbery7%
Vehicle crime5%
Burglary3%

Stop & search

18.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +450% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG1 district median

£365,000

Based on 115 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,174/m²
Price per ft²£481/ft²
Avg floor area116.2 m²

EPC breakdown

C
4%
D
24%
E
5%
F
1%

Based on 34 properties · Confidence: high

Street mix

Semi 14%Terraced 74%Flat 11%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£290,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+821%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.5%

per year

Acceleration

+143.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached15.2%
Terraced78.8%
Flat/maisonette6.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£137k+117.9%1.6
Post-dot-com plateau2001–2004£140k£203k+44.8%2.8
Pre-crash peak2005–2007£208k£283k+36.4%1.5
Help-to-Buy recovery2015–2015£278k£278k+0%2
Brexit uncertainty2017–2019£470k£450k-4.3%2
Rate-rise correction2022–2022£475k£475k+0%1
Current market2024–2025£285k£580k+103.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.6%
District
8.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford Rail StationGreater Anglia line
6.7 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
7 min walk
IlfordNational Rail
7 min walk
Barking Rail Stationc2c · Suffragette
22 min walk
Barking Underground StationDistrict · Hammersmith & City
22 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
24 min walk
No bus stops within 400m

54

Walkability score

121

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria63 min ↑
Waterloo54 min ↑
Canary Wharf ★43 min
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

21

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1965
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Mildmay Road66 spaces· yes
261m
🅿️
Clements Road640 spaces· yes
264m
🅿️
Sainsburys· no
380m
🅿️
Exchange Ilford1200 spaces· yes
646m
🅿️
Wazir
705m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
708m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.7 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield857.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ILFORD MEDICAL CENTRE

61 CLEVELAND ROAD, IG1 1EE

3 min walk

60%

Recommend GP

60%

Overall GP experience

14

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

46

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Champ's (386 m)

Nearest supermarketStar Fruit & Veg · 470 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

630m

Post office

Nearby shops

Eagle Supermarket116 m
Paul's Bakery145 m
Javed151 m
Shezan163 m

Nearby cafes

Gourmet114 m
Lahori Kulfi & Falooda122 m
Chae Corner208 m
Beyond Boba405 m

Nearby restaurants

Burger Base123 m
Zaza's Grill131 m
Taj136 m
Lahori Darbar160 m

Nearby pubs

Champ's386 m
The Papermakers Arms446 m
O'Neill's Ilford495 m
General Havelock586 m

Nearby gyms

Nuffield Health Fitness & Wellbeing285 m
The Gym311 m

Nearby pharmacies

P & S Chemists117 m
Boots459 m
Woodlands Pharmacy472 m
Rohpharm Pharmacy889 m

Nearby health

Dental Solutions157 m
Loxford Children's Centre209 m
Redbrige Eye Screening Centre1.0 km
AT Medics / The Loxford Practice1.0 km
Food hygiene (5-star)47% of 264

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A1CLICKSHOP LTD
ABUKAR YUSUF LIMITED
DELLGATE LIMITED
ELITE ESTATE HOLDINGS LTD
ELITE PROPERTY SOLUTIONS LIMITED

+7 more

Investment

Investment grade, yield and market outlook

57

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,660m
Crossrail 2 route9,949m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,545 nationally

2,231

Est. population

11,155/km²

53%

Employed

42%

Degree educated

9.2%

Claimant rate

Inner cityHigh densityRenters

24

Community stability

Age profile

26%
27%
25%
13%
Under 1826%
18–3427%
35–4925%
50–6413%
65+10%

Tenure

15%
14%
60%
Own outright15%
Own (mortgage)14%
Private rent60%
Social rent10%
Shared ownership0%
Rent free1%

Ethnicity

71%
White British6%
White Other8%
Asian72%
Black7%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household56%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent60%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
22
Local approval rate
56%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
116
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA294 homes
completed
WINSTON WAY, ILFORD LANE (CORNER OF), IG128 homes
completed
144, 144, ILFORD LANE, IG1 2LQ16 homes
completed
Development Site At 96 To 100, High Road, Ilford10 homes
completed
2-4, 2-4, Clements Road, Ilford, IG1 1BA9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
28.7%
Ward turnout
28%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

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Key facts for IG1 1EN

Full postcodeIG1 1EN
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardClementswood
Latitude51.554825
Longitude0.073812
Parliamentary constituencyIlford South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey