Ilford Town · Redbridge · Ilford South constituency · 51.56139, 0.08267

IG1 1TG— Ilford Town, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
54
Safety
56
Schools
90
Transport
42
Environment
57
Investment
55

The bottom line

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

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

Less suited to Families.

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Location

IG1 1TG

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 1TG

🛡️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 1TG 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 12 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 520m

Crime is +175% 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£8,757/m²
Price per ft²£814/ft²
Avg floor area65 m²

EPC breakdown

B
3%
C
10%
D
18%
E
7%
F
3%
G
2%

Based on 43 properties · Confidence: high

Street mix

Terraced 96%Other 4%

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£162,500
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

1996–2025 · CAGR

+8.8%

Total change

+1047%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.0%

per year

Acceleration

+104.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£97k+90.2%2
Post-dot-com plateau2001–2003£96k£154k+60.7%3.7
Pre-crash peak2005–2007£163k£192k+18.2%2.7
GFC & correction2008–2010£215k£193k-10.2%1
Help-to-Buy recovery2014–2015£175k£352k+101.1%1
Brexit uncertainty2017–2018£279k£284k+2%3
Current market2025–2025£585k£585k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
8.1%
District
8.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing12
Trend Position10

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
11.2 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

72

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 park87m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
315m
🅿️
Exchange Ilford1200 spaces· yes
699m
🅿️
Mildmay Road66 spaces· yes
715m

Connectivity

Broadband and mobile coverage

96%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed455 Mbps
Median download432 Mbps
Superfast coverage96%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB1% green spaceTree canopy: 19%
Less green space than 95% 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

6 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)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketLidl · 276 m
5 tennis courts

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

419m

Post office

Nearby shops

Tesco Express238 m
Late Night Food & Wine290 m
Ley Street Food & Wine293 m
GB Supermarket301 m

Nearby cafes

Ley Street Cafe286 m
Starbucks483 m

Nearby restaurants

Aladdin's Shisha Lounge127 m
Al Qasr259 m
Dixy Chicken307 m
Hot & Spicy308 m

Nearby pubs

Prince of Wales339 m
Oko Lounge395 m
General Havelock459 m

Nearby gyms

Nuffield Health Fitness & Wellbeing784 m

Nearby pharmacies

Boots613 m
Woodlands Pharmacy1.0 km
Food hygiene (5-star)35% of 139

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A K DWELLINGS LTD
AUCKLAND GLOBAL LTD
BARAKAH CAFE LOUNGE LTD
BENCE CARS LIMITED
DENTA CLINIC LTD

+13 more

Investment

Investment grade, yield and market outlook

55

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
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,604m
Crossrail 2 route10,286m

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)
15
Local approval rate
78%
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
2 to 6, 2 to 6, Francis Avenue, Ilford, IG1 1TS6 homes
completed
388, 388, High Road, Ilford, IG1 1TL6 homes
completed
31-33, 31-33, Green Lane, Ilford, IG1 1XG6 homes
completed
Development At 17 To 21, Stanley Road6 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 1TG

Full postcodeIG1 1TG
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.561386
Longitude0.082667
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