Loxford · Redbridge · Ilford South constituency · 51.54583, 0.07813

IG1 2PH— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 42/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
67
Schools
60
Transport
42
Environment
74
Investment
67

The bottom line

IG1 2PH 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 2PH

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+72.0% vs London avg

Deep-dive guides for IG1 2PH

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG1 2PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Northbury Primary School

Not yet inspected · 7 min walk

KS2: 104.3

—

Secondary

Greatfields School

Not yet inspected · 19 min walk

P8: +0.36A8: 46.0

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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 210.6%

+76% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour21%
Theft9%
Vehicle crime6%
Burglary3%
Drug offences2%
Robbery2%

Stop & search

5.7

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.9km

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area81.4 m²

EPC breakdown

C
4%
D
4%

Based on 8 properties · Confidence: low

Street mix

Terraced 82%Flat 18%

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£203,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (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

1995–2022 · CAGR

+7.9%

Total change

+672%

Market Activity

Price Velocity & Acceleration

Current Velocity

+91.3%

per year

Acceleration

+79.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 17 sales

Property Type Mix

Total: 17 sales

Terraced82.4%
Flat/maisonette17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£55k-17.6%1.5
Post-dot-com plateau2001–2002£66k£117k+78.6%1.5
Pre-crash peak2005–2006£224k£240k+7.3%1.5
GFC & correction2010–2010£269k£269k+0%1
Rate-rise correction2022–2022£515k£515k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
12.9%
District
13.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
8.5 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

38

Walkability score

186

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park470m
Santander docks (800m)0
Nearest cycle dock5.6 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 49%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.8 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

1 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (694 m)

Nearest supermarketAsda · 951 m
8 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)

898m

Post office

Nearby shops

Embas Local244 m
Sami's Stores283 m
Loxford General Store314 m
Angel Supermarket526 m

Nearby cafes

Barking Park Cafe533 m
Chaiwalla598 m
Beyond Boba646 m
The Best Cafe in Town688 m

Nearby restaurants

Grilago258 m
Wing It259 m
Best Fish & Chips276 m
Frangos452 m

Nearby pubs

Flavorz Wine Bar & Restaurant694 m
The Spotted Dog703 m
Kings Lounge822 m
Iyke873 m

Nearby gyms

The Gym947 m
Anytime Fitness1.1 km

Nearby pharmacies

Woodlands Pharmacy745 m

Nearby health

AT Medics / The Loxford Practice69 m
Abbey Medical Centre509 m
Victoria and Five Elms Medical Centre567 m
Loxford Children's Centre865 m
Food hygiene (5-star)42% of 106

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

WORKSTATION 2000 LIMITED

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 score16/100
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

25

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,990m
Crossrail 2 route10,632m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,416 nationally

1,836

Est. population

17,743/km²

53%

Employed

31%

Degree educated

£34,200

Median income

9.6%

Claimant rate

Inner cityVery high densityRenters

37

Community stability

Age profile

33%
23%
22%
14%
Under 1833%
18–3423%
35–4922%
50–6414%
65+8%

Tenure

23%
26%
43%
Own outright23%
Own (mortgage)26%
Private rent43%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

66%
White British7%
White Other11%
Asian66%
Black8%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household37%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent43%
Social rent7%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (12 months)
9
Planning apps (3 years)
14
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)
26
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

The Foyer Redevelopment Site, Site Of The Clevelands, Waterings and Bloomfields, CHURCH ROAD, Barking165 homes
completed
Samal House, 5 - 9, LOXFORD ROAD, Barking73 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
JOHN POULTON PREMISES & OTHER PROPERTY, 71-93, JOHN POULTON PREMISES & OTHER PROPERTY, 71-93, TANNER STREET, IG11 8BT50 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 2PH

Full postcodeIG1 2PH
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.545828
Longitude0.078134
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