Loxford · Redbridge · Ilford South constituency · 51.54564, 0.07924

IG1 2QB— Loxford, Redbridge

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

 

Schools 100%Safety 70/100Transport 38/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
70
Schools
60
Transport
38
Environment
74
Investment
47

The bottom line

IG1 2QB 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 2QB

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 2QB

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

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Postcode Personality

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How IG1 2QB 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 · 6 min walk

KS2: 105.2

—

Secondary

Greatfields School

Not yet inspected · 19 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 20 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)

2

Incidents (5yr)

Nearest station: Barking Fire Station · 1.9km

Crime is +41% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,634/m²
Price per ft²£616/ft²
Avg floor area62.7 m²

EPC breakdown

C
35%
D
26%
E
6%

Based on 67 properties · Confidence: high

Street mix

Semi 10%Terraced 90%

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£156,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 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

1995–2026 · CAGR

+5.5%

Total change

+424%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.4%

per year

Acceleration

-56.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached9.6%
Terraced90.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£118k+90.3%5
Post-dot-com plateau2001–2003£111k£176k+58.9%5
Pre-crash peak2005–2007£155k£245k+58.6%4.7
GFC & correction2008–2008£205k£205k+0%1
Help-to-Buy recovery2013–2016£225k£330k+46.7%1
Brexit uncertainty2017–2018£330k£328k-0.8%1.5
Pandemic surge2020–2021£267k£310k+16.1%1
Rate-rise correction2023–2023£318k£318k+0%1
Current market2025–2026£424k£325k-23.3%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+4.7% alpha

Weakest performer

Terraced

-0.3% alpha

Semi-detached+4.7% α
Local
25%
District
20.3%
Terraced-0.3% α
Local
6.6%
District
6.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Barking Underground StationDistrict line
8.1 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
21 min walk
Upney Underground StationDistrict
22 min walk
No bus stops within 400m

41

Walkability score

216

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park425m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
London Road Car Park
798m

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: 34%
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

2 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)

25

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (650 m)

Nearest supermarketLituanica · 937 m
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)

862m

Post office

Nearby shops

Embas Local238 m
Loxford General Store264 m
Sami's Stores279 m
Angel Supermarket579 m

Nearby cafes

Barking Park Cafe462 m
The Best Cafe in Town636 m
BG Zakuska646 m
Chaiwalla650 m

Nearby restaurants

Grilago232 m
Best Fish & Chips246 m
Wing It253 m
Frangos510 m

Nearby pubs

Flavorz Wine Bar & Restaurant650 m
The Spotted Dog659 m
Kings Lounge796 m
Iyke853 m

Nearby gyms

The Gym924 m

Nearby pharmacies

Woodlands Pharmacy761 m

Nearby health

AT Medics / The Loxford Practice148 m
Abbey Medical Centre483 m
Victoria and Five Elms Medical Centre570 m
Loxford Children's Centre917 m
Food hygiene (5-star)32% of 140

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BARGAIN TRADE LIMITED
BSQUARE INTERNATIONAL LTD
JK ELECTRIX LTD
KHADIJA OPTICS LTD
MUSFI LTD

+9 more

Investment

Investment grade, yield and market outlook

47

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

40.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,018m
Crossrail 2 route10,709m

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)
3
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (12 months)
7
Planning apps (3 years)
13
Local approval rate
43%
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
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 2QB

Full postcodeIG1 2QB
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.545638
Longitude0.079236
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