Clementswood · Redbridge · Ilford South constituency · 51.55476, 0.07959

IG1 1EZ— Clementswood, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 33/100Yield 4.60%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
77
Schools
90
Transport
33
Environment
57
Investment
65

The bottom line

IG1 1EZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG1 1EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-22.0% vs London avg

Deep-dive guides for IG1 1EZ

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG1 1EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Winston Way Academy

Good · Inspected Jun 2023 · 6 min walk

KS2: 105.8

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 14 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
↑ Rising 410.5%

from a low base — still below London average

-21% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences24%
Other21%
Vehicle crime16%
Burglary5%
Drug offences3%
Theft3%
Robbery3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area83 m²

EPC breakdown

C
3%
D
12%
E
2%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 91%Flat 5%Other 5%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2020 · CAGR

+9%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.0%

per year

Acceleration

-44.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Terraced95.2%
Flat/maisonette4.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£103k+94.3%2.5
Post-dot-com plateau2001–2003£117k£173k+48.5%1.3
Pre-crash peak2006–2007£205k£210k+2.4%1
Help-to-Buy recovery2013–2013£226k£226k+0%2
Brexit uncertainty2018–2018£362k£362k+0%2
Pandemic surge2020–2020£420k£420k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.3%
District
8.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ilford Rail StationGreater Anglia line
10.1 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
11 min walk
IlfordNational Rail
11 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
20 min walk
Barking Rail Stationc2c · Suffragette
21 min walk
Barking Underground StationDistrict · Hammersmith & City
22 min walk
No bus stops within 400m

24

Walkability score

8

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)757
Nearest car park386m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Mildmay Road66 spaces· yes
403m
🅿️
Clements Road640 spaces· yes
560m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
648m
🅿️
Sainsburys· no
761m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 31%
Less green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.8 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

6 min walk

60%

Recommend GP

60%

Overall GP experience

11

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

24

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: General Havelock (600 m)

Nearest supermarketLidl · 652 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)

612m

Post office

Nearby shops

Javed448 m
Aeliya Foods452 m
Shezan481 m
Eagle Supermarket513 m

Nearby cafes

Lahori Kulfi & Falooda489 m
Gourmet507 m
Beyond Boba517 m
Chaiwalla552 m

Nearby restaurants

Chesters455 m
Bombay Pan Chopati485 m
Naan Staap487 m
Nawal488 m

Nearby pubs

General Havelock600 m
Prince of Wales655 m
Champ's707 m
O'Neill's Ilford761 m

Nearby gyms

Nuffield Health Fitness & Wellbeing520 m
The Gym654 m

Nearby pharmacies

Woodlands Pharmacy254 m
P & S Chemists516 m
Boots622 m

Nearby health

Dental Solutions448 m
Loxford Children's Centre483 m
AT Medics / The Loxford Practice995 m
Food hygiene (5-star)44% of 190

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GOLD MUSIC LIMITED
IK 804 REAL ESTATE LONDON LIMITED
TEBERIUS CARE SERVICES LIMITED

Investment

Investment grade, yield and market outlook

65

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

25.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,868m
Crossrail 2 route10,325m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,467 nationally

1,925

Est. population

20,403/km²

55%

Employed

32%

Degree educated

8.2%

Claimant rate

SuburbanVery high densityRenters

32

Community stability

Age profile

28%
26%
22%
15%
Under 1828%
18–3426%
35–4922%
50–6415%
65+9%

Tenure

25%
18%
51%
Own outright25%
Own (mortgage)18%
Private rent51%
Social rent5%
Shared ownership1%

Ethnicity

71%
White British4%
White Other7%
Asian71%
Black8%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household35%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent51%
Social rent5%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
24
Local approval rate
47%
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)
92
Largest scheme
154 homes · 246-250, 246-250, High Road, Ilford, IG1 1QF
Pipeline pressure
NONE

Named schemes (500m)

WINSTON WAY, ILFORD LANE (CORNER OF), IG128 homes
completed
13B, 13B, Richmond Road, Ilford, IG1 1JG9 homes
completed
Development Site Rear Of 127 To 145, Development Site Rear Of 127 To 145, High Road, South Woodford, E18 2PA8 homes
completed
16, 16, Richmond Road, Ilford, IG1 1JF5 homes
completed
20, 20, Richmond Road, Ilford, IG1 1JF5 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 1EZ

Full postcodeIG1 1EZ
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardClementswood
Latitude51.554759
Longitude0.079594
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