Loxford · Redbridge · Ilford South constituency · 51.54446, 0.07085

IG1 2LU— Loxford, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 40/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
78
Schools
90
Transport
40
Environment
69
Investment
67

The bottom line

IG1 2LU 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 2LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for IG1 2LU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG1 2LU 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 · 5 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.1 incidents per 1,000 residents

Better than 66% of London
↑ Rising 452.9%

from a low base — still below London average

-28% vs borough

Crime by type

Violence & sexual offences37%
Anti-social behaviour20%
Other17%
Vehicle crime9%
Theft6%
Drug offences4%
Burglary4%
Robbery2%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 2.0km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area63.1 m²

EPC breakdown

C
11%
D
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£157,750
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)
RoofPitched, 100 mm loft insulation
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

1999–2022 · CAGR

+6.8%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.7%

per year

Acceleration

-14.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached17%
Terraced83%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£92k£82k-10.9%12
Post-dot-com plateau2001–2004£123k£173k+40.2%2
Pre-crash peak2005–2007£226k£224k-1%3
GFC & correction2008–2012£220k£191k-13.4%2
Brexit uncertainty2017–2017£295k£295k+0%1
Rate-rise correction2022–2022£415k£415k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-2.5% alpha

Weakest performer

Semi-detached

-2.8% alpha

Terraced-2.5% α
Local
5.7%
District
8.2%
Semi-detached-2.8% α
Local
16.6%
District
19.4%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Barking Underground StationDistrict line
10.5 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Rail Stationc2c · Suffragette
11 min walk
BarkingNational Rail
11 min walk
Barking Underground StationDistrict · Hammersmith & City
11 min walk
East Ham Underground StationDistrict · Hammersmith & City
19 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
20 min walk
No bus stops within 400m

12

Walkability score

28

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)35
Nearest car park437m
Santander docks (800m)0
Nearest cycle dock5.1 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 waterMEDIUM
Medium
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 22%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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 LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

6 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Kings Lounge (892 m)

Nearest supermarketAsda · 911 m
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)

1.0km

Post office

Nearby shops

Sami's Stores498 m
Embas Local505 m
Nisa Today563 m
General Food Store650 m

Nearby cafes

Chaiwalla757 m
Beyond Boba801 m
Prima Stella Cafe869 m
Asda Café902 m

Nearby restaurants

Wing It507 m
Grilago569 m
Best Fish & Chips588 m
Frangos626 m

Nearby pubs

Kings Lounge892 m
Iyke894 m

Nearby gyms

Anytime Fitness813 m
The Gym973 m

Nearby pharmacies

P & S Chemists1.2 km

Nearby health

AT Medics / The Loxford Practice468 m
Victoria and Five Elms Medical Centre544 m
Abbey Medical Centre676 m
Loxford Children's Centre963 m
Food hygiene (5-star)48% of 50

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BENGAL CENTRE UK
ENTCOMM LIMITED
QUALITY CARS HUB LIMITED
UME FASHION LIMITED
VORTEX SECURITY & SERVICES LTD

Investment

Investment grade, yield and market outlook

67

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

27

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,577m
Crossrail 2 route10,158m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,486 nationally

2,037

Est. population

30,000/km²

56%

Employed

34%

Degree educated

£34,200

Median income

6.9%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

37%
19%
28%
Under 1837%
18–3419%
35–4928%
50–6413%
65+4%

Tenure

16%
25%
46%
Own outright16%
Own (mortgage)25%
Private rent46%
Social rent12%
Shared ownership1%

Ethnicity

26%
49%
White British5%
White Other26%
Asian49%
Black12%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household32%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Private rent46%
Social rent12%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
5
Planning apps (3 years)
10
Local approval rate
40%
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)
20
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
157-159, 157-159, North Street, Barking, IG11 8LA42 homes
completed
CAPE CONTRACTS SITE, CAPE CONTRACTS SITE, HARTS LANE, NORTH STREET, IG1136 homes
completed
Land adjoining 114, Land adjoining 114, Victoria Road, Barking, IG11 8PZ14 homes
completed
CROWS ROAD SITE, CROWS ROAD SITE, HARTS LANE, IG1110 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 2LU

Full postcodeIG1 2LU
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.544455
Longitude0.070846
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