Loxford · Redbridge · Ilford South constituency · 51.54870, 0.07378

IG1 2JB— Loxford, Redbridge

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

The family fortress

 

Schools 100%Safety 75/100Transport 31/100Yield 3.73%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
75
Schools
60
Transport
31
Environment
67
Investment
50

The bottom line

IG1 2JB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £450,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG1 2JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-14.5% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for IG1 2JB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG1 2JB 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 · 2 min walk

KS2: 104.3

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 20 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.4 incidents per 1,000 residents

Better than 54% of London
↑ Rising 344.0%

-5% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Other22%
Vehicle crime13%
Theft5%
Burglary5%
Drug offences3%
Robbery3%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-20.0%

This year

Terraced

Dominant type

Price history

5-year change
+12.7%
Sales (24 months)6
New build0.0%
Avg terraced£450,000
Price per m²£5,604/m²
Price per ft²£521/ft²
Avg floor area81 m²

EPC breakdown

B
1%
C
16%
D
42%
E
4%
F
1%
G
2%

Based on 66 properties · Confidence: high

Street mix

Terraced 96%Flat 3%Other 2%

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

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.5×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-48.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 113 sales

Property Type Mix

Total: 113 sales

Terraced97.3%
Flat/maisonette2.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£99k+66.8%3.5
Post-dot-com plateau2001–2004£109k£207k+89.5%5.5
Pre-crash peak2005–2007£195k£245k+25.6%5.7
GFC & correction2008–2011£254k£125k-50.8%3.2
Help-to-Buy recovery2013–2016£208k£333k+59.9%4
Brexit uncertainty2017–2019£365k£300k-17.8%1.3
Pandemic surge2020–2021£285k£399k+40%4
Rate-rise correction2022–2023£335k£279k-16.7%2
Current market2024–2026£390k£400k+2.6%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.4%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing5
Trend Position75

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

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

31

Walkability score

41

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock5.5 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 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 AONB26% green spaceTree canopy: 49%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.0 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

7

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 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

43

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Papermakers Arms (955 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)

875m

Post office

Nearby shops

Angel Supermarket189 m
Aeliya Foods492 m
Shezan532 m
Javed533 m

Nearby cafes

Chaiwalla243 m
Beyond Boba290 m
Lahori Kulfi & Falooda595 m
Gourmet645 m

Nearby restaurants

Frangos121 m
Haweli Restaurant150 m
Cheeky Chicken & Pizza178 m
Lakers Chicken195 m

Nearby pubs

The Papermakers Arms955 m
Champ's1.0 km
O'Neill's Ilford1.1 km

Nearby gyms

The Gym935 m
Nuffield Health Fitness & Wellbeing965 m

Nearby pharmacies

Woodlands Pharmacy577 m
P & S Chemists721 m
Boots1.1 km

Nearby health

AT Medics / The Loxford Practice385 m
Loxford Children's Centre478 m
Dental Solutions527 m
Victoria and Five Elms Medical Centre886 m
Food hygiene (5-star)53% of 131

Business

Local businesses registered here

Active businesses
30
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ALICO MANAGEMENT LIMITED
ARCH CONSTRUCTION SERVICES LTD
BEAUTSHIJABS LTD
BO5 UK LIMITED
BRICKSECURITY LTD

+15 more

Investment

Investment grade, yield and market outlook

50

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,083m
Crossrail 2 route10,220m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,705 nationally

1,838

Est. population

28,114/km²

53%

Employed

36%

Degree educated

£35,900

Median income

7.0%

Claimant rate

SuburbanVery high densityEstablished mixed

37

Community stability

Age profile

32%
24%
24%
13%
Under 1832%
18–3424%
35–4924%
50–6413%
65+8%

Tenure

23%
26%
44%
Own outright23%
Own (mortgage)26%
Private rent44%
Social rent7%
Shared ownership0%

Ethnicity

69%
White British6%
White Other9%
Asian69%
Black9%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household33%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent44%
Social rent7%

vs. London

Income vs London-14.5%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
9
Planning apps (3 years)
18
Local approval rate
44%
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)
34
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
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG1 2JB

Full postcodeIG1 2JB
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.548702
Longitude0.073779
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