Ilford Town · Redbridge · Ilford South constituency · 51.56109, 0.08290

IG1 1TF— Ilford Town, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 42/100Yield 4.60%

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
54
Safety
56
Schools
90
Transport
42
Environment
58
Investment
69

The bottom line

IG1 1TF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how IG1 1TF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG1 1TF meets your needs.

Location

IG1 1TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+175.0% vs London avg

Deep-dive guides for IG1 1TF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG1 1TF with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart

“High-connectivity investment target”

Share:WhatsAppShare on X

How IG1 1TF 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 · 3 min walk

KS2: 105.8

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 11 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 22 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

178.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 371.6%

+181% vs borough

Crime by type

Other38%
Violence & sexual offences23%
Anti-social behaviour13%
Theft8%
Drug offences7%
Vehicle crime4%
Burglary4%
Robbery3%

Stop & search

10.8

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 511m

Crime is +175% above London average

Property

Prices, sales volume and market trends

Avg floor area50.5 m²

EPC breakdown

C
6%
D
14%
E
10%

Based on 30 properties · Confidence: high

Street mix

Terraced 92%Other 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£126,250
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, 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

1996–2022 · CAGR

+2.7%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

-49.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£180k£70k-61.1%2
Post-dot-com plateau2002–2002£195k£195k+0%1
Pre-crash peak2005–2007£307k£375k+22.1%1.3
Rate-rise correction2022–2022£360k£360k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3.6% alpha

Terraced+3.6% α
Local
17.7%
District
14.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
12 min walk
IlfordNational Rail
12 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
13 min walk
Newbury Park Underground StationCentral
21 min walk
Goodmayes Rail StationElizabeth line
25 min walk
No bus stops within 400m

45

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria66 min ↑
Waterloo61 min ↑
Canary Wharf ★49 min
City53 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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1317
Nearest car park56m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
322m
🅿️
Mildmay Road66 spaces· yes
706m
🅿️
Exchange Ilford1200 spaces· yes
712m

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download458 Mbps
Superfast coverage95%
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: 11.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 22%
Less green space than 76% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.6 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

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

7 min walk

73%

Recommend GP

73%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

14

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Prince of Wales (304 m)

Nearest supermarketLidl · 283 m
5 tennis courts

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

448m

Post office

Nearby shops

Tesco Express273 m
Late Night Food & Wine324 m
Ley Street Food & Wine326 m
GB Supermarket332 m

Nearby cafes

Ley Street Cafe320 m
Starbucks488 m

Nearby restaurants

Aladdin's Shisha Lounge105 m
Al Qasr292 m
Dixy Chicken337 m
Hot & Spicy341 m

Nearby pubs

Prince of Wales304 m
Oko Lounge427 m
General Havelock463 m

Nearby gyms

Nuffield Health Fitness & Wellbeing779 m

Nearby pharmacies

Boots617 m
Woodlands Pharmacy988 m
Food hygiene (5-star)34% of 134

Business

Local businesses registered here

Active businesses
37
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
26
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

04 VIP LTD
ABBAS MOTORZ LTD
AI SOURIE SUPERMARKET LTD
AL-IHSAN 1 LTD
ASOS FOOD LTD

+15 more

Investment

Investment grade, yield and market outlook

69

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

23.8

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,585m
Crossrail 2 route10,311m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,256 nationally

1,954

Est. population

22,273/km²

60%

Employed

56%

Degree educated

9.0%

Claimant rate

Urban coreVery high densityYoung professionals

15

Community stability

Age profile

36%
23%
31%
Under 1836%
18–3423%
35–4931%
50–648%
65+1%

Tenure

71%
Own outright7%
Own (mortgage)9%
Private rent71%
Social rent9%
Shared ownership4%
Rent free0%

Ethnicity

72%
White British4%
White Other7%
Asian72%
Black10%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine14%
No car household68%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent71%
Social rent9%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
14
Local approval rate
89%
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
1
Under construction
1
Completed (3yr)
84
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
LOW

Named schemes (500m)

Balfour House, 390-398, Balfour House, 390-398, High Road, Ilford, IG1 1TL46 homes
completed
461, 461, High Road, Ilford, IG121 homes
completed
388, 388, High Road, Ilford, IG1 1TL6 homes
completed
Development At 17 To 21, Stanley Road6 homes
completed
31-33, 31-33, Green Lane, Ilford, IG1 1XG6 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

Live in IG1 1TF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG1 1TF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG1 1TF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG1 1TF

Full postcodeIG1 1TF
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.561094
Longitude0.082898
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