Loxford · Redbridge · Ilford South constituency · 51.55368, 0.07272

IG1 2LE— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 52/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
62
Schools
60
Transport
52
Environment
65
Investment
54

The bottom line

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

The catch: high noise levels nearby.

Less suited to Families.

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Location

IG1 2LE

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 2LE

🛡️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 2LE 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 · 2 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 13 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 · 11 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

80

Road safety score

8

Accidents (5yr)

3

KSI (5yr)

8

Serious within 200m

HIGH pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is +113% above London average

Property

12 Jun

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£25,301/m²
Price per ft²£2,351/ft²
Avg floor area50.8 m²

EPC breakdown

C
1%
D
1%
E
3%
F
1%

Based on 6 properties · Confidence: low

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£127,000
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 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

2004–2008 · CAGR

+6.9%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.7%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£375k£375k+0%1
GFC & correction2008–2008£490k£490k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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

Nearby stations

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

49

Walkability score

93

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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1914
Nearest car park363m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Clements Road640 spaces· yes
372m
🅿️
Sainsburys· no
399m
🅿️
Mildmay Road66 spaces· yes
407m
🅿️
Exchange Ilford1200 spaces· yes
768m
🅿️
Wazir
789m

Connectivity

Broadband and mobile coverage

86%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed430 Mbps
Median download425 Mbps
Superfast coverage86%
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
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: 31%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.5 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

ILFORD MEDICAL CENTRE

61 CLEVELAND ROAD, IG1 1EE

5 min walk

60%

Recommend GP

60%

Overall GP experience

11

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.5 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

30

Parks (1km)

40

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Papermakers Arms (454 m)

Nearest supermarketStar Fruit & Veg · 560 m
4 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)

743m

Post office

Nearby shops

Shezan31 m
Javed56 m
Aeliya Foods88 m
Eagle Supermarket103 m

Nearby cafes

Lahori Kulfi & Falooda36 m
Gourmet88 m
Chae Corner251 m
Beyond Boba307 m

Nearby restaurants

Bombay Pan Chopati99 m
Chesters101 m
Burger Base124 m
Taj152 m

Nearby pubs

The Papermakers Arms454 m
Champ's462 m
O'Neill's Ilford591 m
Jono's692 m

Nearby gyms

The Gym381 m
Nuffield Health Fitness & Wellbeing413 m

Nearby pharmacies

P & S Chemists163 m
Woodlands Pharmacy488 m
Boots565 m
Rohpharm Pharmacy976 m

Nearby health

Dental Solutions60 m
Loxford Children's Centre86 m
AT Medics / The Loxford Practice914 m
Redbrige Eye Screening Centre1.1 km
Food hygiene (5-star)50% of 239

Business

Local businesses registered here

Active businesses
12
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

AMAYRA FABRICS LTD
ASPIRE MAINTENANCE SERVICES UK LTD
AZIZ ACCOUNTANTS LTD
CHEEZY VIBES LIMITED
GEMLINK ESTATES LTD

+7 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 score20/100
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

41.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,512m
Crossrail 2 route9,927m

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)
7
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
19
Local approval rate
53%
Borough approval rate
64%
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)
43
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
WINSTON WAY, ILFORD LANE (CORNER OF), IG128 homes
completed
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

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 2LE

Full postcodeIG1 2LE
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.553685
Longitude0.072722
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