Loxford · Redbridge · Ilford South constituency · 51.55196, 0.07104

IG1 2HB— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 50/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
62
Schools
60
Transport
50
Environment
64
Investment
54

The bottom line

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

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

Less suited to Families.

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Location

IG1 2HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment 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 2HB

🛡️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-connectivity investment target”

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How IG1 2HB 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 · 6 min walk

KS2: 104.3

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 15 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 10 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)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.7km

Crime is +113% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,262/m²
Price per ft²£396/ft²
Avg floor area81.9 m²

EPC breakdown

B
1%
C
8%
D
21%
E
4%
G
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 81%Flat 20%

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£204,750
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

1995–2025 · CAGR

+5.6%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.6%

per year

Acceleration

-67.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 37 sales

Property Type Mix

Total: 37 sales

Terraced78.4%
Flat/maisonette21.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£110k+88.1%2.4
Post-dot-com plateau2001–2004£118k£125k+6.4%3
Pre-crash peak2005–2005£245k£245k+0%1
Help-to-Buy recovery2013–2016£310k£350k+12.9%1.3
Brexit uncertainty2017–2017£268k£268k+0%2
Pandemic surge2020–2021£357k£247k-30.7%1.5
Current market2024–2025£370k£305k-17.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.6%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
10 min walk
IlfordNational Rail
10 min walk
Barking Rail Stationc2c · Suffragette
19 min walk
Barking Underground StationDistrict · Hammersmith & City
20 min walk
Manor Park Rail StationElizabeth line
21 min walk
No bus stops within 400m

38

Walkability score

34

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)706
Nearest car park513m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Sainsburys· no
513m
🅿️
Clements Road640 spaces· yes
570m
🅿️
Mildmay Road66 spaces· yes
630m

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download446 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: 10.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.3 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

5 min walk

86%

Recommend GP

86%

Overall GP experience

12

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.4 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

37

Parks (1km)

31

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Papermakers Arms (547 m)

Nearest supermarketStar Fruit & Veg · 733 m
3 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)

932m

Post office

Nearby shops

Shezan214 m
Aeliya Foods221 m
Javed239 m
Eagle Supermarket299 m

Nearby cafes

Lahori Kulfi & Falooda253 m
Beyond Boba269 m
Gourmet288 m
Chaiwalla293 m

Nearby restaurants

Bombay Pan Chopati186 m
Naan Staap212 m
Nawal215 m
Chesters216 m

Nearby pubs

The Papermakers Arms547 m
Champ's628 m
O'Neill's Ilford768 m
Jono's858 m

Nearby gyms

The Gym549 m
Nuffield Health Fitness & Wellbeing623 m

Nearby pharmacies

P & S Chemists359 m
Woodlands Pharmacy588 m
Boots752 m
Rohpharm Pharmacy1.1 km

Nearby health

Loxford Children's Centre191 m
Dental Solutions236 m
AT Medics / The Loxford Practice792 m
Food hygiene (5-star)50% of 191

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AMM BELLS LTD
AMMA’S KITCHEN LTD
FLASH FX LTD
K&T FAMILY LIMITED
MELLOW CLEANERS LTD

+4 more

Investment

Investment grade, yield and market outlook

54

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

42.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,288m
Crossrail 2 route9,896m

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)
5
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
21
Local approval rate
40%
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)
24
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

144, 144, ILFORD LANE, IG1 2LQ16 homes
completed
210, 210, Ilford Lane, Ilford, IG1 2LW7 homes
completed
Car park at 20-22, Car park at 20-22, Albert Road, E166 homes
completed
11A, 102, Pretoria Road, 102 Pretoria Road (and part of rear yard of), Ilford, Essex, IG1 2HW4 homes
completed
237, 237, Ilford Lane, Ilford, IG1 2SB4 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 2HB

Full postcodeIG1 2HB
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.551961
Longitude0.071042
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