Ilford Town · Redbridge · Ilford South constituency · 51.56216, 0.08523

IG1 1TS— Ilford Town, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 35/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
69
Schools
60
Transport
35
Environment
59
Investment
54

The bottom line

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

The catches: very high noise (65 dB) — check proximity to rail lines and 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 1TS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+55.0% vs London avg

Deep-dive guides for IG1 1TS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How IG1 1TS 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 · 6 min walk

KS2: 106.3

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 9 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 · 25 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

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 337m

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,363/m²
Price per ft²£498/ft²
Avg floor area73.3 m²

EPC breakdown

B
2%
C
22%
D
37%
E
6%
F
2%
G
1%

Based on 70 properties · Confidence: high

Street mix

Semi 3%Terraced 91%Flat 6%

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£183,250
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

+6.4%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.9%

per year

Acceleration

-54.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached3.4%
Terraced89.8%
Flat/maisonette6.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£88k+55.1%3.7
Post-dot-com plateau2001–2004£88k£173k+98%5
Pre-crash peak2005–2007£163k£245k+50.8%6.3
GFC & correction2008–2012£220k£185k-15.9%1.7
Help-to-Buy recovery2013–2016£213k£307k+44.5%2.2
Brexit uncertainty2017–2019£255k£335k+31.4%1.5
Pandemic surge2021–2021£357k£357k+0%2
Rate-rise correction2022–2023£383k£313k-18.3%2.5
Current market2024–2025£435k£366k-15.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Flat/maisonette

-11.7% alpha

Terraced-0.5% α
Local
6.4%
District
6.9%
Flat/maisonette-11.7% α
Local
0.4%
District
12.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
9.4 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
11 min walk
Seven KingsNational Rail
11 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
14 min walk
Newbury Park Underground StationCentral
19 min walk
Goodmayes Rail StationElizabeth line
23 min walk
No bus stops within 400m

37

Walkability score

51

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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)51
Nearest car park156m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
511m

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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 8.5 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

8 min walk

73%

Recommend GP

73%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketLidl · 472 m
5 tennis courts

Nightlife (500m)

1

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

342m

Post office

Nearby shops

Tesco Express264 m
Ley Street Food & Wine283 m
Late Night Food & Wine284 m
Al-Madina Halal Meat295 m

Nearby cafes

Ley Street Cafe284 m
Starbucks680 m

Nearby restaurants

Aladdin's Shisha Lounge140 m
Al Qasr244 m
Hot & Spicy283 m
Fireaway Pizza287 m

Nearby pubs

Oko Lounge340 m
Prince of Wales341 m
General Havelock656 m
Food hygiene (5-star)36% of 119

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AL BARAKAH ENTERPRISE LTD
ANMOL SINGH2 LTD
E-COMMERCEDEALS LTD
FIRE FOOD BITES LTD
GRAB & GO KF LTD

+8 more

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score14/100
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

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

35.4

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,771m
Crossrail 2 route10,432m

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)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
80%
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
1
Under construction
1
Completed (3yr)
31
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
LOW

Named schemes (500m)

Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1178 homes
completed
SITE OF FORMER PLESSEY WORKS, BOUNDED BY, SITE OF FORMER PLESSEY WORKS, BOUNDED BY, VICARAGE LANE, LEY STREET, IG1149 homes
completed
501, 501, High Road, Ilford, IG1 1TZ112 homes
completed
Balfour House, 390-398, Balfour House, 390-398, High Road, Ilford, IG1 1TL46 homes
completed
Land to East of Lancaster Gate, Land to East of Lancaster Gate, Vicarage Lane, Ilford, IG1 4FE41 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 1TS

Full postcodeIG1 1TS
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.562159
Longitude0.085227
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