Loxford · Redbridge · Ilford South constituency · 51.55581, 0.07112

IG1 2JY— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 55/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
70
Schools
60
Transport
55
Environment
65
Investment
71

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

IG1 2JY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for IG1 2JY

🛡️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 2JY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cleveland Road Primary School

Not yet inspected · 4 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 10 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.1 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 528.0%

+45% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Anti-social behaviour16%
Vehicle crime11%
Theft11%
Drug offences5%
Robbery4%
Burglary4%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

Road safety

89

Road safety score

11

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is +42% above London average

Property

Prices, sales volume and market trends

Avg floor area47 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

Street mix

Terraced 88%Other 13%

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£117,500
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)
Roof(another dwelling above)
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

1996–2014 · CAGR

+14.1%

Total change

+967%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.2%

per year

Acceleration

-5.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£60k£118k+95.8%2
Post-dot-com plateau2004–2004£304k£304k+0%1
Pre-crash peak2005–2005£450k£450k+0%1
Help-to-Buy recovery2014–2014£640k£640k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+30.2% alpha

Terraced+30.2% α
Local
39.9%
District
9.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
5 min walk
IlfordNational Rail
5 min walk
Manor Park Rail StationElizabeth line
22 min walk
Barking Rail Stationc2c · Suffragette
24 min walk
Barking Underground StationDistrict · Hammersmith & City
25 min walk
No bus stops within 400m

61

Walkability score

197

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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1965
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Clements Road640 spaces· yes
161m
🅿️
Sainsburys· no
164m
🅿️
Mildmay Road66 spaces· yes
306m
🅿️
Wazir
529m
🅿️
Exchange Ilford1200 spaces· yes
543m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
726m

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed425 Mbps
Median download415 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 waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.7 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

VIA REDBRIDGE R3

3RD FLOOR, ILFORD CHAMBERS, 11 CHAPEL ROAD, IG1 2DR

3 min walk

11

GPs within 1km

8

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.7 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

29

Parks (1km)

53

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketStar Fruit & Veg · 307 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

505m

Post office

Nearby shops

Tariq Halal Meats15 m
Paul's Bakery73 m
Eagle Supermarket159 m
Shezan292 m

Nearby cafes

Chae Corner10 m
Gourmet174 m
Lahori Kulfi & Falooda227 m
Pasha Cafe244 m

Nearby restaurants

King Rooster7 m
Lahori Darbar70 m
Zaza's Grill90 m
Taj109 m

Nearby pubs

Champ's204 m
The Papermakers Arms231 m
O'Neill's Ilford341 m
Jono's435 m

Nearby gyms

The Gym123 m
Nuffield Health Fitness & Wellbeing234 m

Nearby pharmacies

P & S Chemists108 m
Boots324 m
Woodlands Pharmacy689 m
Rohpharm Pharmacy716 m

Nearby health

Dental Solutions311 m
Loxford Children's Centre347 m
Redbrige Eye Screening Centre830 m
Food hygiene (5-star)50% of 282

Business

Local businesses registered here

Active businesses
65
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
43
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AA ADDISON LIMITED
AL MAKKAH ILFORD LIMITED
AM KHARAL HOLDINGS LLP
ASHLEY WHITE ESTATES LTD
AURORA HOLDINGS FI LLP

+15 more

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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 score24/100
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

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,657m
Crossrail 2 route9,735m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,618 nationally

1,705

Est. population

13,727/km²

52%

Employed

34%

Degree educated

£35,900

Median income

9.5%

Claimant rate

Inner cityHigh densityRenters

30

Community stability

Age profile

30%
22%
26%
13%
Under 1830%
18–3422%
35–4926%
50–6413%
65+9%

Tenure

20%
19%
53%
Own outright20%
Own (mortgage)19%
Private rent53%
Social rent7%
Shared ownership1%

Ethnicity

60%
White British7%
White Other12%
Asian60%
Black9%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household42%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent53%
Social rent7%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
22
Local approval rate
58%
Borough approval rate
64%
Opportunity area
Ilford
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£2.5bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
322
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA294 homes
completed
Peachey House, 39, Peachey House, 39, Ilford Hill, Ilford, IG1 2DQ223 homes
completed
Development At Becketts House 2 To 14 Ilford Hill And 1 To 3 Caxton Place, 2-14, Roden Street, 1 to 3 Caxton Place, Ilford167 homes
completed
Development Site Adjacent 39, Development Site Adjacent 39, Ilford Hill, IG1141 homes
completed
51-69, 51-69, Ilford Hill, Ilford, IG2122 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 2JY

Full postcodeIG1 2JY
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.555808
Longitude0.071116
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