Loxford · Redbridge · Ilford South constituency · 51.55535, 0.07013

IG1 2EQ— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 57/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
70
Schools
60
Transport
57
Environment
65
Investment
71

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

IG1 2EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for IG1 2EQ

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How IG1 2EQ 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 · 4 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 10 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.1 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 528.0%

+45% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Anti-social behaviour16%
Vehicle crime11%
Theft11%
Drug offences5%
Robbery4%
Burglary4%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.6km

Crime is +42% above London average

Property

Prices, sales volume and market trends

Avg floor area83.3 m²

EPC breakdown

B
1%
C
11%
D
39%
E
13%
F
4%

Based on 68 properties · Confidence: high

Street mix

Semi 1%Terraced 78%Flat 21%

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£208,250
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

1995–2024 · CAGR

+7.4%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.0%

per year

Acceleration

-71.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 74 sales

Property Type Mix

Total: 74 sales

Semi-detached1.4%
Terraced78.4%
Flat/maisonette20.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£84k+58.5%2.2
Post-dot-com plateau2001–2004£126k£193k+53.2%4.8
Pre-crash peak2005–2007£250k£194k-22.5%2.3
GFC & correction2008–2010£233k£198k-14.9%2.3
Help-to-Buy recovery2013–2016£233k£245k+5.2%3
Brexit uncertainty2017–2019£348k£245k-29.6%3
Pandemic surge2020–2021£410k£226k-44.9%2.5
Rate-rise correction2023–2023£400k£400k+0%1
Current market2024–2024£420k£420k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+1.6% α
Local
2%
District
0.4%
Terraced+0.4% α
Local
9.2%
District
8.8%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position10

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
5 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
5 min walk
IlfordNational Rail
5 min walk
Manor Park Rail StationElizabeth line
21 min walk
Woodgrange Park Rail StationSuffragette
24 min walk
Barking Rail StationSuffragette · c2c
24 min walk
No bus stops within 400m

58

Walkability score

181

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

23

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1914
Nearest car park142m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Sainsburys· no
142m
🅿️
Clements Road640 spaces· yes
243m
🅿️
Mildmay Road66 spaces· yes
391m
🅿️
Wazir
564m
🅿️
Exchange Ilford1200 spaces· yes
609m

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: 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: 10.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.6 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

3 min walk

11

GPs within 1km

8

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

48

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketStar Fruit & Veg · 357 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

565m

Post office

Nearby shops

Tariq Halal Meats94 m
Paul's Bakery125 m
Eagle Supermarket169 m
Shezan289 m

Nearby cafes

Chae Corner85 m
Gourmet182 m
Lahori Kulfi & Falooda230 m
Pasha Cafe280 m

Nearby restaurants

King Rooster88 m
Lahori Darbar104 m
Taj129 m
Zaza's Grill134 m

Nearby pubs

The Papermakers Arms196 m
Champ's251 m
O'Neill's Ilford394 m
Jono's478 m

Nearby gyms

The Gym178 m
Nuffield Health Fitness & Wellbeing319 m

Nearby pharmacies

P & S Chemists145 m
Boots389 m
Medipharmacy668 m
Woodlands Pharmacy723 m

Nearby health

Dental Solutions316 m
Loxford Children's Centre341 m
Redbrige Eye Screening Centre861 m
Food hygiene (5-star)51% of 262

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
10
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CHANDER AND SONS LIMITED
DATREL LAB LIMITED
DUROTECH LIMITED
DYMKA LTD
DYNKA LTD

+11 more

Investment

Investment grade, yield and market outlook

71

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 score22/100
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

40.2

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,579m
Crossrail 2 route9,690m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,618 nationally

1,705

Est. population

13,727/km²

52%

Employed

34%

Degree educated

£35,900

Median income

9.5%

Claimant rate

Inner cityHigh densityRenters

30

Community stability

Age profile

30%
22%
26%
13%
Under 1830%
18–3422%
35–4926%
50–6413%
65+9%

Tenure

20%
19%
53%
Own outright20%
Own (mortgage)19%
Private rent53%
Social rent7%
Shared ownership1%

Ethnicity

60%
White British7%
White Other12%
Asian60%
Black9%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household42%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent53%
Social rent7%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
21
Local approval rate
53%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
308
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
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

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Key facts for IG1 2EQ

Full postcodeIG1 2EQ
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.555349
Longitude0.070129
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