Loxford · Redbridge · Ilford South constituency · 51.54670, 0.08237

IG1 2NX— Loxford, Redbridge

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

 

Schools 100%Safety 70/100Transport 34/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
70
Schools
60
Transport
34
Environment
72
Investment
59

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG1 2NX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for IG1 2NX

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

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How IG1 2NX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodlands Primary School

Not yet inspected · 4 min walk

KS2: 105.2

—

Secondary

Greatfields School

Not yet inspected · 20 min walk

P8: +0.36A8: 46.0

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.5 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 407.9%

+44% vs borough

Crime by type

Violence & sexual offences31%
Other23%
Anti-social behaviour13%
Drug offences8%
Theft8%
Robbery7%
Vehicle crime7%
Burglary5%

Stop & search

4.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.8km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area93 m²

EPC breakdown

C
15%
D
9%

Based on 24 properties · Confidence: medium

Street mix

Terraced 67%Flat 33%

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£232,500
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

1997–2020 · CAGR

+6.6%

Total change

+331%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

-9.62

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£100k+53.8%2.5
Pre-crash peak2006–2006£220k£220k+0%1
Brexit uncertainty2017–2017£259k£259k+0%1
Pandemic surge2020–2020£280k£280k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
6.8%
District
7.8%

CAGR over 23yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barking Underground StationDistrict line
9.5 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

31

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria63 min ↑
Waterloo57 min ↑
Canary Wharf ★42 min
City51 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park387m
Santander docks (800m)0
Nearest cycle dock5.9 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: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 70%
More green space than 97% 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

ILFORD LANE SURGERY

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

5 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (743 m)

Nearest supermarketLituanica · 1.1 km
9 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)

798m

Post office

Nearby shops

Loxford General Store60 m
Embas Local455 m
Sami's Stores494 m
Angel Supermarket633 m

Nearby cafes

Barking Park Cafe234 m
Chaiwalla694 m
The Best Cafe in Town705 m
BG Zakuska712 m

Nearby restaurants

Grilago423 m
Best Fish & Chips427 m
Wing It468 m
Pizza Hut Delivery578 m

Nearby pubs

Flavorz Wine Bar & Restaurant743 m
The Royal Oak751 m
The Spotted Dog755 m
Kings Lounge937 m

Nearby gyms

The Gym1.1 km

Nearby pharmacies

Woodlands Pharmacy673 m

Nearby health

AT Medics / The Loxford Practice371 m
Abbey Medical Centre640 m
Victoria and Five Elms Medical Centre776 m
Food hygiene (5-star)31% of 85

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DVN MUSIC LTD

Investment

Investment grade, yield and market outlook

59

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,241m
Crossrail 2 route10,854m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,418 nationally

2,109

Est. population

17,078/km²

47%

Employed

34%

Degree educated

£34,200

Median income

11.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

32

Community stability

Age profile

32%
24%
21%
15%
Under 1832%
18–3424%
35–4921%
50–6415%
65+9%

Tenure

31%
47%
Own outright8%
Own (mortgage)11%
Private rent31%
Social rent47%
Shared ownership2%
Rent free1%

Ethnicity

48%
23%
White British8%
White Other9%
Asian48%
Black23%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine22%
No car household49%
Unemployed9%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent32%

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)
25
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
9
Local approval rate
44%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
212 homes · FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG
Pipeline pressure
NONE

Named schemes (500m)

FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG212 homes
completed
1-22, 1-22, MEDWAY CLOSE, BUTTSBURY ROAD, LOXFORD LANE (50-84), IG166 homes
completed
ALLOTMENT LAND ADJACENT BUTTSBURY ESTATE, ALLOTMENT LAND ADJACENT BUTTSBURY ESTATE, LOXFORD LANE, IG154 homes
completed
LOXFORD LANE, BUTTSBURY ROAD, IG140 homes
completed
105-415, 105-415, BUTTSBURY ROAD, LOXFORD LANE (50-158), MEDWAY CL. (1-22), IG1 2PN36 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 2NX

Full postcodeIG1 2NX
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.546697
Longitude0.082371
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