Loxford · Redbridge · Ilford South constituency · 51.54876, 0.06945

IG1 2JW— Loxford, Redbridge

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

The family fortress

 

Schools 100%Safety 75/100Transport 27/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
53
Safety
75
Schools
90
Transport
27
Environment
66
Investment
47

The bottom line

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

The catches: 46 min to canary wharf — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG1 2JW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment 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 2JW

🛡️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 2JW 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 · 3 min walk

KS2: 104.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 11 min walk

P8: +0.27A8: 47.7

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 · 11 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.1km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,073/m²
Price per ft²£564/ft²
Avg floor area49.7 m²

EPC breakdown

B
14%
C
64%
D
19%

Based on 97 properties · Confidence: high

Street mix

Terraced 31%Flat 69%

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£124,250
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

1995–2024 · CAGR

+6.3%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

-6.94

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 50 sales

Property Type Mix

Total: 50 sales

Terraced36%
Flat/maisonette64%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£51k£51k+0%32
Post-dot-com plateau2003–2004£163k£190k+16.6%3.5
Pre-crash peak2005–2005£206k£206k+0%6
GFC & correction2010–2012£220k£190k-13.6%1
Help-to-Buy recovery2013–2016£237k£275k+16%1
Current market2024–2024£300k£300k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4% alpha

Terraced+4% α
Local
12.3%
District
8.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 StationElizabeth line line
13.8 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

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

21

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria60 min ↑
Waterloo59 min ↑
Canary Wharf ★46 min
City47 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 park658m
Santander docks (800m)0
Nearest cycle dock5.2 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: 10.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 16%
More green space than 75% of London

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

5 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 · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

16

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (865 m)

Nearest supermarketStar Fruit & Veg · 1.1 km
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)

618m

Post office

Nearby shops

Angel Supermarket425 m
General Food Store479 m
Aeliya Foods565 m
Nisa Today565 m

Nearby cafes

Chaiwalla436 m
Beyond Boba459 m
Lahori Kulfi & Falooda624 m
Gourmet661 m

Nearby restaurants

Haweli Restaurant387 m
Frangos397 m
Cheeky Chicken & Pizza423 m
Lakers Chicken425 m

Nearby pubs

The Papermakers Arms865 m
Champ's986 m
O'Neill's Ilford1.1 km
Jono's1.2 km

Nearby gyms

The Gym797 m
Nuffield Health Fitness & Wellbeing996 m

Nearby pharmacies

P & S Chemists731 m
Woodlands Pharmacy809 m
Boots1.1 km

Nearby health

Loxford Children's Centre539 m
Dental Solutions590 m
AT Medics / The Loxford Practice619 m
Victoria and Five Elms Medical Centre993 m
Food hygiene (5-star)51% of 106

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

CONSTRUCTIVE CO LONDON LTD
FIRST BEST GROUP LTD
SUNNYSKYWORLD LTD
THE BRIDGE WITHIN CIC

Investment

Investment grade, yield and market outlook

47

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

31.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,927m
Crossrail 2 route9,947m

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)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
14
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)
29
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

GRANTHAM WORKS, GRANTHAM WORKS, GRANTHAM ROAD, E12 5NA34 homes
completed
1, 1, Leader Avenue, Millais Avenue, E12 6JP4 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
68A, 68A, Khartoum Road, Ilford, IG1 2NP2 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 2JW

Full postcodeIG1 2JW
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.548760
Longitude0.069455
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
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