Loxford · Redbridge · Ilford South constituency · 51.54644, 0.07684

IG1 2SN— Loxford, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 41/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
56
Safety
67
Schools
60
Transport
41
Environment
74
Investment
67

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG1 2SN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG1 2SN meets your needs.

Location

IG1 2SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+72.0% vs London avg

Deep-dive guides for IG1 2SN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG1 2SN with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How IG1 2SN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Uphall Primary School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 104.3

—

Secondary

Greatfields School

Not yet inspected · 20 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 18 min walk

4 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Barking Fire Station · 2.0km

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area47.6 m²

EPC breakdown

B
1%
C
13%
D
8%
E
3%

Based on 25 properties · Confidence: medium

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£119,000
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)
Roof(another dwelling above)
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

1998–2005 · CAGR

+22.7%

Total change

+319%

Market Activity

Price Velocity & Acceleration

Current Velocity

+175.0%

per year

Acceleration

+122.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£105k£105k+0%1
Post-dot-com plateau2001–2001£160k£160k+0%1
Pre-crash peak2005–2005£440k£440k+0%1

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
Below London average
Barking Underground StationDistrict line
9.6 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
11 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
19 min walk
Upney Underground StationDistrict
24 min walk
No bus stops within 400m

32

Walkability score

140

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park557m
Santander docks (800m)0
Nearest cycle dock5.6 km

Connectivity

Broadband and mobile coverage

94%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed469 Mbps
Median download440 Mbps
Superfast coverage94%
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 34%
More green space than 94% 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

0 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.7 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

46

Parks (1km)

13

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (793 m)

Nearest supermarketAsda · 1.0 km
3 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)

989m

Post office

Nearby shops

Embas Local322 m
Sami's Stores356 m
Loxford General Store374 m
Angel Supermarket431 m

Nearby cafes

Chaiwalla503 m
Beyond Boba552 m
Barking Park Cafe618 m
The Best Cafe in Town792 m

Nearby restaurants

Wing It337 m
Grilago352 m
Frangos353 m
Best Fish & Chips372 m

Nearby pubs

Flavorz Wine Bar & Restaurant793 m
The Spotted Dog801 m
Kings Lounge904 m
Iyke948 m

Nearby gyms

The Gym1.0 km
Anytime Fitness1.1 km

Nearby pharmacies

Woodlands Pharmacy695 m
P & S Chemists1.0 km

Nearby health

AT Medics / The Loxford Practice59 m
Abbey Medical Centre595 m
Victoria and Five Elms Medical Centre621 m
Loxford Children's Centre769 m
Food hygiene (5-star)50% of 95

Business

Local businesses registered here

Active businesses
45
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
33
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ALI BUILDERS LTD
BETH LIVING SUPPORT LTD
BRIGHTSCALE MARKETING LTD
CHICKEN 4 U LIMITED
CLOUDNUKES LTD

+15 more

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

21.2

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,994m
Crossrail 2 route10,520m

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)
2
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
50%
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
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
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
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

Live in IG1 2SN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG1 2SN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG1 2SN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG1 2SN

Full postcodeIG1 2SN
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.546444
Longitude0.076835
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