Loxford · Redbridge · Ilford South constituency · 51.55032, 0.07279

IG1 2GD— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 35/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
55
Safety
62
Schools
60
Transport
35
Environment
68
Investment
56

The bottom line

IG1 2GD offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

IG1 2GD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+113.0% vs London avg

Deep-dive guides for IG1 2GD

🛡️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 2GD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Uphall Primary School

Not yet inspected · Inspected Feb 2025 · 3 min walk

KS2: 104.3

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 17 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 339.3%

+118% vs borough

Crime by type

Other33%
Violence & sexual offences23%
Theft13%
Anti-social behaviour11%
Vehicle crime9%
Drug offences5%
Robbery4%
Burglary3%

Stop & search

5.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.8km

Crime is +113% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,402/m²
Price per ft²£688/ft²
Avg floor area71.6 m²

EPC breakdown

B
4%
C
3%

Based on 7 properties · Confidence: low

Street mix

Semi 20%Terraced 80%

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£179,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.24 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2026 · CAGR

+4.1%

Total change

+152%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.5%

per year

Acceleration

+12.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Terraced80%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£210k£210k+0%1
Pre-crash peak2005–2005£300k£300k+0%1
Rate-rise correction2022–2022£380k£380k+0%1
Current market2026–2026£530k£530k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
13 min walk
IlfordNational Rail
13 min walk
Barking Rail StationSuffragette · c2c
17 min walk
Barking Underground StationDistrict · Hammersmith & City
17 min walk
Manor Park Rail StationElizabeth line
23 min walk
No bus stops within 400m

31

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria63 min ↑
Waterloo54 min ↑
Canary Wharf ★43 min
City49 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)706
Nearest car park721m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Sainsburys· no
725m
🅿️
Clements Road640 spaces· yes
746m
🅿️
Mildmay Road66 spaces· yes
764m

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 AONB28% green spaceTree canopy: 61%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 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

2 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.2 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

33

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Papermakers Arms (763 m)

Nearest supermarketStar Fruit & Veg · 928 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Angel Supermarket164 m
Aeliya Foods318 m
Shezan349 m
Javed356 m

Nearby cafes

Chaiwalla151 m
Beyond Boba170 m
Lahori Kulfi & Falooda410 m
Gourmet458 m

Nearby restaurants

Haweli Restaurant141 m
Spice Hut149 m
Afters Original154 m
Lakers Chicken161 m

Nearby pubs

The Papermakers Arms763 m
Champ's825 m
O'Neill's Ilford961 m
Jono's1.1 km

Nearby gyms

The Gym744 m
Nuffield Health Fitness & Wellbeing786 m

Nearby pharmacies

Woodlands Pharmacy522 m
P & S Chemists534 m
Boots937 m

Nearby health

Loxford Children's Centre298 m
Dental Solutions350 m
AT Medics / The Loxford Practice573 m
Victoria and Five Elms Medical Centre1.1 km
Food hygiene (5-star)51% of 132

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AURAMART LTD
SWW CO (UK) LTD

Investment

Investment grade, yield and market outlook

56

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 score15/100
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

27.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,197m
Crossrail 2 route10,082m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,643 nationally

1,773

Est. population

18,748/km²

52%

Employed

34%

Degree educated

£35,900

Median income

10.1%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

31%
22%
24%
15%
Under 1831%
18–3422%
35–4924%
50–6415%
65+8%

Tenure

21%
19%
47%
Own outright21%
Own (mortgage)19%
Private rent47%
Social rent12%
Shared ownership0%
Rent free1%

Ethnicity

71%
White British6%
White Other9%
Asian71%
Black7%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine21%
No car household41%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent47%
Social rent12%

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)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
19
Local approval rate
50%
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)
35
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

LOXFORD HIGH (LOWER) SCHOOL, LOXFORD HIGH (LOWER) SCHOOL, ETON ROAD, IG1 2UF46 homes
completed
144, 144, ILFORD LANE, IG1 2LQ16 homes
completed
210, 210, Ilford Lane, Ilford, IG1 2LW7 homes
completed
6, 6, Harvey Road, Ilford, IG1 2NL6 homes
completed
Development At 356 And Land And Buildings On The West Side Of, Ilford Lane, IG1 2LX6 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 2GD

Full postcodeIG1 2GD
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.550320
Longitude0.072785
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