Ilford Town · Redbridge · Ilford South constituency · 51.55979, 0.07847

IG1 1YS— Ilford Town, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 58/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
56
Schools
90
Transport
58
Environment
57
Investment
55

The bottom line

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

The catches: high noise levels nearby and 50 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

IG1 1YS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+175.0% vs London avg

Deep-dive guides for IG1 1YS

🛡️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 1YS 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 · 2 min walk

KS2: 105.8

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 9 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 · 18 min walk

5 primaries · 1 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

94

Road safety score

6

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 846m

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£4,040/m²
Price per ft²£375/ft²
Avg floor area55.1 m²

EPC breakdown

B
43%
C
22%
D
1%

Based on 66 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£137,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2026 · CAGR

+1.6%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.5%

per year

Acceleration

-66.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 71 sales

Property Type Mix

Total: 71 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2011£175k£228k+30.3%22.5
Help-to-Buy recovery2014–2015£216k£193k-10.8%7.5
Brexit uncertainty2017–2019£293k£292k-0.3%2.7
Pandemic surge2021–2021£233k£233k+0%1
Rate-rise correction2022–2022£319k£319k+0%1
Current market2026–2026£225k£225k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.3% alpha

Flat/maisonette+4.3% α
Local
5.8%
District
1.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
8 min walk
IlfordNational Rail
8 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Newbury Park Underground StationCentral
24 min walk
Gants Hill Underground StationCentral
26 min walk
No bus stops within 400m

56

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria67 min ↑
Waterloo62 min ↑
Canary Wharf ★50 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

22

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1965
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
83m
🅿️
Mildmay Road66 spaces· yes
386m
🅿️
Exchange Ilford1200 spaces· yes
412m
🅿️
Clements Road640 spaces· yes
523m
🅿️
Wazir
670m
🅿️
Sainsburys· no
762m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.7 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

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

5 min walk

73%

Recommend GP

73%

Overall GP experience

9

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

23

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketLidl · 95 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

473m

Post office

Nearby shops

Costcutter8 m
International Supermarket178 m
Asiq252 m
Bella259 m

Nearby cafes

Starbucks159 m
Ley Street Cafe534 m
Costa552 m
Perky Blenders574 m

Nearby restaurants

Subway75 m
Chefs Pizza91 m
KFC118 m
McDonald's123 m

Nearby pubs

General Havelock133 m
Prince of Wales523 m
O'Neill's Ilford540 m
Jono's596 m

Nearby gyms

Nuffield Health Fitness & Wellbeing444 m
The Gym621 m

Nearby pharmacies

Boots282 m
P & S Chemists679 m
Rohpharm Pharmacy766 m
Woodlands Pharmacy817 m

Nearby health

Dental Solutions787 m
Loxford Children's Centre839 m
Food hygiene (5-star)40% of 184

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ADE ELEVATE LIMITED
AIDAN CLOSE LTD
BLACK UNIFORM LTD
BUHALTER4U LIMITED
CHASE HEALTHCARE SOLUTIONS LTD

+15 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 score16/100
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

50.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,299m
Crossrail 2 route10,062m

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)
3
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)
16
Local approval rate
70%
Borough approval rate
64%
Opportunity area
Ilford
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£2.5bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
1
Under construction
1
Completed (3yr)
117
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
2-20, 2-20, HAINAULT STREET, IG1 1NN67 homes
completed
Kataria Point, 1, Riches Road39 homes
completed
1, 1, Riches Road, Ilford, IG1 1JH24 homes
completed
ENSIGN HOUSE, 98-102, ENSIGN HOUSE, 98-102, LEY STREET, IG1 4BX24 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 1YS

Full postcodeIG1 1YS
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.559788
Longitude0.078467
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