Ilford Town · Redbridge · Ilford South constituency · 51.55970, 0.08892

IG1 1RF— Ilford Town, Redbridge

Location and area intelligence for IG1 1RF, Ilford Town, Redbridge

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 49/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
69
Schools
60
Transport
49
Environment
63
Investment
56

The bottom line

IG1 1RF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

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Location

IG1 1RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+55.0% vs London avg

Deep-dive guides for IG1 1RF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How IG1 1RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

SS Peter and Paul's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 106.3

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 8 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.4 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 475.0%

+58% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Vehicle crime14%
Anti-social behaviour13%
Drug offences6%
Theft4%
Burglary4%
Robbery2%

Stop & search

5.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 279m

Crime is +55% 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£5,383/m²
Price per ft²£500/ft²
Avg floor area84.3 m²

EPC breakdown

C
7%
D
22%
E
5%
G
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 92%Detached 8%

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£210,750
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, 200 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

1996–2025 · CAGR

+7%

Total change

+611%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-15.99

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 37 sales

Property Type Mix

Total: 37 sales

Detached8.1%
Terraced91.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£97k+53.4%2
Post-dot-com plateau2001–2004£113k£240k+112.4%3
Pre-crash peak2005–2007£186k£214k+15.2%1.3
GFC & correction2008–2012£243k£175k-28%1
Help-to-Buy recovery2013–2016£250k£401k+60.4%1.3
Brexit uncertainty2017–2017£407k£407k+0%1
Pandemic surge2021–2021£380k£380k+0%3
Rate-rise correction2023–2023£445k£445k+0%1
Current market2025–2025£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.7%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Kings StationGreater Anglia line
8.3 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
9 min walk
Seven KingsNational Rail
9 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
17 min walk
Goodmayes Rail StationElizabeth line
21 min walk
Newbury Park Underground StationCentral
22 min walk
No bus stops within 400m

14

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria66 min ↑
Waterloo62 min ↑
Canary Wharf ★48 min
City55 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

5

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)51
Nearest car park238m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
740m

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: 12.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Hainault Forest 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

OAK TREE MEDICAL CENTRE

273-275 GREEN LANE, IG3 9TJ

7 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLidl · 703 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

751m

Post office

Nearby shops

Tesco Express324 m
Lets Go Nicks588 m
Magija654 m
Ley Street Food & Wine658 m

Nearby cafes

Ley Street Cafe659 m
Elixir763 m

Nearby restaurants

Aladdin's Shisha Lounge346 m
O'Donnell Hall607 m
Al Qasr619 m
Paratha Junction637 m

Nearby pubs

Prince of Wales217 m
Oko Lounge705 m

Nearby pharmacies

Britannia Pharmacy701 m
Pharmaram727 m
Food hygiene (5-star)38% of 85

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
2
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

BEAMS CARS LTD
BEONETRADING LTD
BEYOND BUSINESS TRADING LTD
CUTLASS CARS LIMITED
DB TRADERS LTD

+12 more

Investment

Investment grade, yield and market outlook

56

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,684m
Crossrail 2 route10,756m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,220 nationally

2,977

Est. population

14,766/km²

58%

Employed

42%

Degree educated

10.7%

Claimant rate

Inner cityHigh densityRenters

20

Community stability

Age profile

30%
28%
25%
Under 1830%
18–3428%
35–4925%
50–6411%
65+6%

Tenure

13%
66%
Own outright10%
Own (mortgage)13%
Private rent66%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

58%
White British10%
White Other12%
Asian58%
Black10%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine19%
No car household46%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent66%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
13
Local approval rate
75%
Borough approval rate
64%
Historic landfill (400m)
1
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)
109
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
NONE

Named schemes (500m)

501, 501, High Road, Ilford, IG1 1TZ112 homes
completed
Balfour House, 390-398, Balfour House, 390-398, High Road, Ilford, IG1 1TL46 homes
completed
461, 461, High Road, Ilford, IG121 homes
completed
205 - 223, 205 - 223, Green Lane, Ilford, IG1 1XR20 homes
completed
499, 499, High Road, Ilford, IG1 1TZ13 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
39.2%
Ward turnout
27%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Saima AhmedLabour
Shoaib PatelLabour

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Key facts for IG1 1RF

Full postcodeIG1 1RF
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.559701
Longitude0.088923
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