Clementswood · Redbridge · Ilford South constituency · 51.55354, 0.07341

IG1 2RR— Clementswood, Redbridge

Location and area intelligence for IG1 2RR, Clementswood, Redbridge

High-connectivity investment target

 

Schools 100%Safety 27/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Notable weakness: safety

Liveability
56
Safety
27
Schools
60
Transport
51
Environment
64
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

IG1 2RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London crime+450.0% vs London avg

Deep-dive guides for IG1 2RR

🛡️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 2RR 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 11 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

High crime

357.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.5%

+461% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Violence & sexual offences17%
Theft13%
Anti-social behaviour10%
Drug offences7%
Robbery7%
Vehicle crime5%
Burglary3%

Stop & search

18.8

per 1,000 residents

→ Stable

trend

Road safety

82

Road safety score

10

Accidents (5yr)

2

KSI (5yr)

8

Serious within 200m

HIGH pedestrian risk8 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is +450% above London average

Property

21 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£4,238/m²
Price per ft²£394/ft²
Avg floor area71.1 m²

EPC breakdown

C
6%
D
3%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Flat 80%Other 20%

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£177,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.8%

Total change

+276%

Market Activity

Price Velocity & Acceleration

Current Velocity

+302.3%

per year

Acceleration

+308.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£66k-6.4%1.5
Current market2024–2024£264k£264k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6%
District
5.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

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
8.1 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
24 min walk
No bus stops within 400m

47

Walkability score

86

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1914
Nearest car park363m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Clements Road640 spaces· yes
394m
🅿️
Mildmay Road66 spaces· yes
406m
🅿️
Sainsburys· no
443m
🅿️
Exchange Ilford1200 spaces· yes
786m

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download413 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 25%
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

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

39

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Champ's (495 m)

Nearest supermarketStar Fruit & Veg · 590 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)

765m

Post office

Nearby shops

Javed7 m
Shezan31 m
Aeliya Foods48 m
Eagle Supermarket140 m

Nearby cafes

Lahori Kulfi & Falooda74 m
Gourmet125 m
Beyond Boba272 m
Chae Corner288 m

Nearby restaurants

Chesters62 m
Bombay Pan Chopati75 m
Burger Base162 m
Naan Staap174 m

Nearby pubs

Champ's495 m
The Papermakers Arms500 m
O'Neill's Ilford619 m
Jono's722 m

Nearby gyms

The Gym415 m
Nuffield Health Fitness & Wellbeing427 m

Nearby pharmacies

P & S Chemists194 m
Woodlands Pharmacy437 m
Boots589 m
Rohpharm Pharmacy1.0 km

Nearby health

Dental Solutions13 m
Loxford Children's Centre63 m
AT Medics / The Loxford Practice883 m
Food hygiene (5-star)49% of 228

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

24/7 GUARD & FM LIMITED
APPLERED CARE LTD
BAGH HOSPITALITY GROUP LTD
BAGH RESTAURANTS LTD
CARTEL PROPERTIES LTD

+14 more

Investment

Investment grade, yield and market outlook

57

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 score21/100
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

51.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,523m
Crossrail 2 route9,977m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,545 nationally

2,231

Est. population

11,155/km²

53%

Employed

42%

Degree educated

9.2%

Claimant rate

Inner cityHigh densityRenters

24

Community stability

Age profile

26%
27%
25%
13%
Under 1826%
18–3427%
35–4925%
50–6413%
65+10%

Tenure

15%
14%
60%
Own outright15%
Own (mortgage)14%
Private rent60%
Social rent10%
Shared ownership0%
Rent free1%

Ethnicity

71%
White British6%
White Other8%
Asian72%
Black7%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household56%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent60%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
20
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)
49
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

LOXFORD HIGH (LOWER) SCHOOL, LOXFORD HIGH (LOWER) SCHOOL, ETON ROAD, IG1 2UF46 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
28.7%
Ward turnout
28%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

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Key facts for IG1 2RR

Full postcodeIG1 2RR
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardClementswood
Latitude51.553537
Longitude0.073408
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