Loxford · Redbridge · Ilford South constituency · 51.54843, 0.07093

IG1 2HN— Loxford, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 31/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
75
Schools
90
Transport
31
Environment
65
Investment
61

The bottom line

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

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

Less suited to Car-free commuters.

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Location

IG1 2HN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 2HN

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG1 2HN 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 · 1 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 · 12 min walk

7 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area75.1 m²

EPC breakdown

C
12%
D
10%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 6%Terraced 33%Detached 11%Flat 50%

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£187,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSolid brick, as built, no insulation (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

1997–2023 · CAGR

+7.4%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.4%

per year

Acceleration

+14.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 14 sales

Property Type Mix

Total: 14 sales

Detached14.3%
Semi-detached7.1%
Terraced42.9%
Flat/maisonette35.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£66k£66k-0.3%2
Post-dot-com plateau2001–2001£177k£177k+0%2
GFC & correction2011–2012£285k£210k-26.3%1
Help-to-Buy recovery2014–2014£182k£182k+0%1
Rate-rise correction2022–2023£265k£425k+60.4%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ilford Rail StationGreater Anglia line
14.3 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
15 min walk
IlfordNational Rail
15 min walk
Barking Rail StationSuffragette · c2c
15 min walk
Barking Underground StationDistrict · Hammersmith & City
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
22 min walk
No bus stops within 400m

18

Walkability score

12

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

1

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)8
Nearest car park710m
Santander docks (800m)0
Nearest cycle dock5.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download445 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: 10.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

4 min walk

86%

Recommend GP

86%

Overall GP experience

7

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 · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

16

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (919 m)

Nearest supermarketStar Fruit & Veg · 1.1 km
4 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)

721m

Post office

Nearby shops

Angel Supermarket351 m
Aeliya Foods555 m
General Food Store570 m
Shezan577 m

Nearby cafes

Chaiwalla377 m
Beyond Boba410 m
Lahori Kulfi & Falooda631 m
Gourmet674 m

Nearby restaurants

Frangos309 m
Haweli Restaurant311 m
Cheeky Chicken & Pizza346 m
Lakers Chicken353 m

Nearby pubs

The Papermakers Arms919 m
Champ's1.0 km
O'Neill's Ilford1.2 km

Nearby gyms

The Gym942 m
Nuffield Health Fitness & Wellbeing1.0 km

Nearby pharmacies

Woodlands Pharmacy745 m
P & S Chemists748 m
Boots1.1 km

Nearby health

AT Medics / The Loxford Practice513 m
Loxford Children's Centre532 m
Dental Solutions584 m
Victoria and Five Elms Medical Centre916 m
Food hygiene (5-star)50% of 114

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

A CLASS TUITION LIMITED
GADGETS LOT LTD
REDBRIDGE FORUM
TECHNOSPARK LTD

Investment

Investment grade, yield and market outlook

61

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 score14/100
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

14.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,950m
Crossrail 2 route10,055m

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

SuburbanVery 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)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
15
Local approval rate
38%
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)
33
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
210, 210, Ilford Lane, Ilford, IG1 2LW7 homes
completed
65-88, 65-88, Daffodil Gardens, Ilford, IG1 2HZ4 homes
completed
11A, 102, Pretoria Road, 102 Pretoria Road (and part of rear yard of), Ilford, Essex, IG1 2HW4 homes
completed
77-81, 77-81, George Lane, South Woodford, E18 1JJ3 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 2HN

Full postcodeIG1 2HN
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.548428
Longitude0.070925
Parliamentary constituencyIlford South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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Ofsted
HM LAND
REGISTRY
Environment
Agency
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Transport
for London
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Companies
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Mail
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Agency
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