Ilford Town · Redbridge · Ilford South constituency · 51.55784, 0.07033

IG1 2AF— Ilford Town, Redbridge

Location and area intelligence for IG1 2AF, Ilford Town, Redbridge

High-connectivity investment target

 

Schools 100%Safety 27/100Transport 61/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
27
Schools
60
Transport
61
Environment
64
Investment
73

The bottom line

IG1 2AF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Toggle the things that matter to you — see how IG1 2AF scores on each.

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Location

IG1 2AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+450.0% vs London avg

Deep-dive guides for IG1 2AF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How IG1 2AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cleveland Road Primary School

Not yet inspected · 6 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 7 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

357.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.5%

+461% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Violence & sexual offences17%
Theft13%
Anti-social behaviour10%
Drug offences7%
Robbery7%
Vehicle crime5%
Burglary3%

Stop & search

18.8

per 1,000 residents

→ Stable

trend

Road safety

91

Road safety score

9

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +450% above London average

Property

Prices, sales volume and market trends

Avg floor area18.4 m²

EPC breakdown

C
3%
D
17%
E
7%
F
1%

Based on 28 properties · Confidence: medium

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£46,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

IlfordNational Rail
2 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
2 min walk
Manor Park Rail StationElizabeth line
22 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
25 min walk
Woodgrange Park Rail StationSuffragette
25 min walk
No bus stops within 400m

69

Walkability score

249

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City44 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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1965
Nearest car park68m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Clements Road640 spaces· yes
169m
🅿️
Sainsburys· no
188m
🅿️
Wazir
298m
🅿️
Mildmay Road66 spaces· yes
340m
🅿️
Exchange Ilford1200 spaces· yes
346m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
631m

Connectivity

Broadband and mobile coverage

88%

Full fibre

75%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download450 Mbps
Superfast coverage88%
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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.9 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

VIA REDBRIDGE R3

3RD FLOOR, ILFORD CHAMBERS, 11 CHAPEL ROAD, IG1 2DR

0 min walk

10

GPs within 1km

8

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

52

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

11

Convenience

Nearest supermarketStar Fruit & Veg · 82 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

293m

Post office

Nearby shops

European Market85 m
Ushan's Fruit & Veg93 m
Tariq Halal Meats217 m
Paul's Bakery294 m

Nearby cafes

Bubbles Cafe32 m
Pasha Cafe32 m
Starbucks131 m
CoffeeLink150 m

Nearby restaurants

Greggs7 m
Spice Hut14 m
JRC Global Buffet68 m
Dixy Chicken85 m

Nearby pubs

Champ's28 m
O'Neill's Ilford120 m
Jono's203 m
The Papermakers Arms223 m

Nearby gyms

The Gym110 m
Nuffield Health Fitness & Wellbeing218 m

Nearby pharmacies

Boots127 m
P & S Chemists330 m
Rohpharm Pharmacy485 m
Medipharmacy742 m

Nearby health

Dental Solutions537 m
Loxford Children's Centre577 m
Redbrige Eye Screening Centre598 m
Food hygiene (5-star)49% of 278

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ADMOST LTD
CHAMPS SPORTS BAR & GRILL LIMITED
SPICE HUT EXPRESS (ILFORD) LTD

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,825m
Crossrail 2 route9,602m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,545 nationally

2,231

Est. population

11,155/km²

53%

Employed

42%

Degree educated

9.2%

Claimant rate

Inner cityHigh densityRenters

24

Community stability

Age profile

26%
27%
25%
13%
Under 1826%
18–3427%
35–4925%
50–6413%
65+10%

Tenure

15%
14%
60%
Own outright15%
Own (mortgage)14%
Private rent60%
Social rent10%
Shared ownership0%
Rent free1%

Ethnicity

71%
White British6%
White Other8%
Asian72%
Black7%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household56%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent60%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
18
Local approval rate
65%
Borough approval rate
64%
Opportunity area
Ilford
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£2.5bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
320
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA294 homes
completed
Peachey House, 39, Peachey House, 39, Ilford Hill, Ilford, IG1 2DQ223 homes
completed
Development At Becketts House 2 To 14 Ilford Hill And 1 To 3 Caxton Place, 2-14, Roden Street, 1 to 3 Caxton Place, Ilford167 homes
completed
Development Site Adjacent 39, Development Site Adjacent 39, Ilford Hill, IG1141 homes
completed
51-69, 51-69, Ilford Hill, Ilford, IG2122 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 2AF

Full postcodeIG1 2AF
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.557836
Longitude0.070328
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