Clementswood · Redbridge · Ilford South constituency · 51.55945, 0.08184

IG1 1YL— Clementswood, Redbridge

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

The practical family move

 

Schools 100%Safety 80/100Transport 35/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
58
Safety
80
Schools
90
Transport
35
Environment
57
Investment
49

The bottom line

IG1 1YL 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 — check proximity to rail lines and 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 1YL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London crime-47.0% vs London avg

Deep-dive guides for IG1 1YL

🛡️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

“The practical family move”

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How IG1 1YL 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 · 1 min walk

KS2: 105.8

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 12 min walk

P8: +0.75A8: 61.4

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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.6 incidents per 1,000 residents

Better than 75% of London
↑ Rising 150.0%

from a low base — still below London average

-46% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences23%
Other17%
Vehicle crime7%
Burglary7%
Drug offences4%
Robbery4%
Theft3%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 643m

Crime is 47% below 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£5,652/m²
Price per ft²£525/ft²
Avg floor area72.3 m²

EPC breakdown

C
8%
D
12%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 100%

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£180,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.3%

Total change

+673%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-27.34

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 30 sales

Property Type Mix

Total: 30 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£110k+100%2
Post-dot-com plateau2001–2004£106k£170k+60.8%2.5
Pre-crash peak2006–2007£237k£233k-1.9%1.5
GFC & correction2008–2010£300k£195k-35%1.3
Help-to-Buy recovery2014–2014£310k£310k+0%1
Brexit uncertainty2018–2018£334k£334k+0%2
Rate-rise correction2023–2023£425k£425k+0%1
Current market2025–2025£425k£425k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.5%
District
8.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
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
15 min walk
Newbury Park Underground StationCentral
24 min walk
Goodmayes Rail StationElizabeth line
27 min walk
No bus stops within 400m

43

Walkability score

81

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

11

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)1957
Nearest car park167m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
271m
🅿️
Mildmay Road66 spaces· yes
541m
🅿️
Exchange Ilford1200 spaces· yes
649m
🅿️
Clements Road640 spaces· yes
710m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 46%
Less green space than 95% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.8 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

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

7 min walk

73%

Recommend GP

73%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

17

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Prince of Wales (286 m)

Nearest supermarketLidl · 241 m
4 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)

641m

Post office

Nearby shops

Costcutter240 m
International Supermarket412 m
Quality Halal Meat420 m
GB Supermarket422 m

Nearby cafes

Starbucks395 m
Ley Street Cafe501 m
Gourmet866 m
Lahori Kulfi & Falooda880 m

Nearby restaurants

Aladdin's Shisha Lounge248 m
Subway312 m
Chefs Pizza324 m
KFC349 m

Nearby pubs

Prince of Wales286 m
General Havelock369 m
Oko Lounge616 m

Nearby gyms

Nuffield Health Fitness & Wellbeing631 m

Nearby pharmacies

Boots512 m
Woodlands Pharmacy793 m
P & S Chemists826 m

Nearby health

Dental Solutions885 m
Loxford Children's Centre934 m
Food hygiene (5-star)33% of 143

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

777 HQ LTD
A&V DESING LTD
EMERALD FM LTD
FAHD AROMATICS LIMITED
J S MANN LIMITED

+5 more

Investment

Investment grade, yield and market outlook

49

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

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

30.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,391m
Crossrail 2 route10,296m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,932 nationally

2,020

Est. population

13,383/km²

50%

Employed

31%

Degree educated

7.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

27%
26%
20%
16%
Under 1827%
18–3426%
35–4920%
50–6416%
65+11%

Tenure

32%
21%
37%
Own outright32%
Own (mortgage)21%
Private rent37%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

74%
White British5%
White Other7%
Asian74%
Black7%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household35%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent9%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
18
Local approval rate
75%
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)
86
Largest scheme
154 homes · 246-250, 246-250, High Road, Ilford, IG1 1QF
Pipeline pressure
LOW

Named schemes (500m)

246-250, 246-250, High Road, Ilford, IG1 1QF154 homes
completed
Balfour House, 390-398, Balfour House, 390-398, High Road, Ilford, IG1 1TL46 homes
completed
Kataria Point, 1, Riches Road39 homes
completed
1, 1, Riches Road, Ilford, IG1 1JH24 homes
completed
13B, 13B, Richmond Road, Ilford, IG1 1JG9 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 1YL

Full postcodeIG1 1YL
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardClementswood
Latitude51.559449
Longitude0.081842
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