Loxford · Redbridge · Ilford South constituency · 51.54409, 0.06996

IG1 2FR— Loxford, Redbridge

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

The family fortress

 

Schools 100%Safety 75/100Transport 44/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
53
Safety
75
Schools
90
Transport
44
Environment
69
Investment
69

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG1 2FR

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 2FR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG1 2FR 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 · 6 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 · 16 min walk

6 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

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Barking Fire Station · 2.0km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area50.6 m²

EPC breakdown

C
22%
D
6%

Based on 28 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£126,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1999–2023 · CAGR

+4.8%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.6%

per year

Acceleration

-58.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 61 sales

Property Type Mix

Total: 61 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£58k£75k+29.2%14
Post-dot-com plateau2001–2004£70k£120k+71.4%4.5
Pre-crash peak2005–2007£149k£137k-7.9%2.3
GFC & correction2008–2008£154k£154k+0%2
Help-to-Buy recovery2013–2014£135k£168k+24.4%1.5
Brexit uncertainty2017–2019£182k£242k+33%1
Rate-rise correction2023–2023£180k£180k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

11

Walkability score

21

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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)35
Nearest car park409m
Santander docks (800m)0
Nearest cycle dock5.1 km

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseHIGH
road · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 19%
More green space than 87% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

7 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Iyke (900 m)

No restaurants within 800m — nearest: Wing It (560 m)

Nearest supermarketAsda · 908 m
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)

1.0km

Post office

Nearby shops

Nisa Today516 m
Sami's Stores549 m
Embas Local560 m
General Food Store623 m

Nearby cafes

Chaiwalla818 m
Beyond Boba861 m
Costa900 m
Asda Café902 m

Nearby restaurants

Wing It560 m
Grilago624 m
Best Fish & Chips642 m
Frangos691 m

Nearby pubs

Iyke900 m
Kings Lounge905 m

Nearby gyms

Anytime Fitness782 m

Nearby health

AT Medics / The Loxford Practice540 m
Victoria and Five Elms Medical Centre561 m
Abbey Medical Centre710 m
Loxford Children's Centre1.0 km
Food hygiene (5-star)55% of 22

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CHEEKOTI SOLUTIONS LTD
FAAMS GROUP LIMITED
GOPI LTD
IBADAT COLLECTION LTD
LEGHARI TRADERS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

69

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 score10/100
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

16.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,509m
Crossrail 2 route10,099m

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)
2
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
33%
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
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
CAPE CONTRACTS SITE, CAPE CONTRACTS SITE, HARTS LANE, NORTH STREET, IG1136 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

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 2FR

Full postcodeIG1 2FR
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.544093
Longitude0.069964
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