Loxford · Redbridge · Ilford South constituency · 51.54598, 0.07068

IG1 2BF— Loxford, Redbridge

Location and area intelligence for IG1 2BF, Loxford, Redbridge

The family fortress

 

Schools 100%Safety 75/100Transport 38/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
56
Safety
75
Schools
90
Transport
38
Environment
69
Investment
53

The bottom line

IG1 2BF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG1 2BF meets your needs.

Location

IG1 2BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for IG1 2BF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG1 2BF with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG1 2BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Uphall Primary School

Not yet inspected · Inspected Feb 2025 · 3 min walk

KS2: 104.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 12 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.2 incidents per 1,000 residents

Better than 52% of London
↑ Rising 356.0%

-2% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour23%
Other22%
Vehicle crime12%
Burglary7%
Robbery4%
Drug offences2%
Theft1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Barking Fire Station · 2.2km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,215/m²
Price per ft²£484/ft²
Avg floor area64 m²

EPC breakdown

B
1%
C
36%
D
7%
E
1%

Based on 45 properties · Confidence: high

Street mix

Semi 3%Terraced 70%Flat 27%

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£160,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2026 · CAGR

+4.9%

Total change

+334%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.3%

per year

Acceleration

-3.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 107 sales

Property Type Mix

Total: 107 sales

Semi-detached2.8%
Terraced75.7%
Flat/maisonette21.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£108k+61%9.7
Post-dot-com plateau2001–2004£98k£187k+91.8%3
Pre-crash peak2005–2007£187k£222k+18.7%3.3
GFC & correction2008–2012£200k£200k+0%1.8
Help-to-Buy recovery2013–2015£125k£301k+140.6%1.7
Brexit uncertainty2017–2017£318k£318k+0%2
Pandemic surge2020–2021£300k£375k+25%2
Rate-rise correction2022–2023£385k£373k-3.2%1.5
Current market2024–2026£390k£290k-25.6%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette-0.8% α
Local
5.8%
District
6.6%
Terraced-0.9% α
Local
6.4%
District
7.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Barking Underground StationDistrict line
11.9 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Rail Stationc2c · Suffragette
13 min walk
BarkingNational Rail
13 min walk
Barking Underground StationDistrict · Hammersmith & City
13 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
18 min walk
East Ham Underground StationDistrict · Hammersmith & City
20 min walk
No bus stops within 400m

16

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf ★38 min
City45 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)35
Nearest car park568m
Santander docks (800m)0
Nearest cycle dock5.2 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 Mbps
Superfast coverage98%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 37%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.7 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

MATHUKIA'S SURGERY

281 ILFORD LANE, IG1 2SF

7 min walk

86%

Recommend GP

86%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (1.2 km)

Nearest supermarketAsda · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

898m

Post office

Nearby shops

Nisa Today536 m
Angel Supermarket560 m
General Food Store570 m
Embas Local571 m

Nearby cafes

Chaiwalla608 m
Beyond Boba649 m
Lahori Kulfi & Falooda903 m
Gourmet947 m

Nearby restaurants

Frangos490 m
Haweli Restaurant520 m
Cheeky Chicken & Pizza550 m
Lakers Chicken565 m

Nearby pubs

The Papermakers Arms1.2 km

Nearby gyms

Anytime Fitness983 m
The Gym1.1 km

Nearby pharmacies

Woodlands Pharmacy946 m
P & S Chemists1.0 km

Nearby health

AT Medics / The Loxford Practice449 m
Victoria and Five Elms Medical Centre684 m
Abbey Medical Centre786 m
Loxford Children's Centre800 m
Food hygiene (5-star)53% of 74

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AKTER PROPERTIES LIMITED
AMER HOTELS LTD
AMMA AVAKAYA LIMITED
CEDAR CONSULTANCY 247 LIMITED
EASTBROOK HOLDINGS LTD

+14 more

Investment

Investment grade, yield and market outlook

53

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

31.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,712m
Crossrail 2 route10,136m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,922 nationally

1,832

Est. population

22,198/km²

49%

Employed

35%

Degree educated

£35,900

Median income

14.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

30

Community stability

Age profile

34%
22%
23%
14%
Under 1834%
18–3422%
35–4923%
50–6414%
65+8%

Tenure

38%
41%
Own outright7%
Own (mortgage)11%
Private rent38%
Social rent41%
Shared ownership1%
Rent free1%

Ethnicity

48%
21%
White British10%
White Other10%
Asian48%
Black21%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine23%
No car household47%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent41%
Private rent38%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
43%
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
0
Under construction
0
Completed (3yr)
34
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG718 homes
completed
Land adjoining 114, Land adjoining 114, Victoria Road, Barking, IG11 8PZ14 homes
completed
CROWS ROAD SITE, CROWS ROAD SITE, HARTS LANE, IG1110 homes
completed
11A, 102, Pretoria Road, 102 Pretoria Road (and part of rear yard of), Ilford, Essex, IG1 2HW4 homes
completed
65-88, 65-88, Daffodil Gardens, Ilford, IG1 2HZ4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
28.6%
Ward turnout
26%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Foyzur RahmanLabour
Sahdia Ehsan WarraichLabour
Taifur RashidLabour

Live in IG1 2BF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG1 2BF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG1 2BF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG1 2BF

Full postcodeIG1 2BF
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.545978
Longitude0.070684
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