Clementswood · Redbridge · Ilford South constituency · 51.55127, 0.07850

IG1 2TX— Clementswood, Redbridge

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

 

Schools 100%Safety 56/100Transport 30/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
52
Safety
56
Schools
60
Transport
30
Environment
61
Investment
50

The bottom line

IG1 2TX offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

IG1 2TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+175.0% vs London avg

Deep-dive guides for IG1 2TX

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

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How IG1 2TX 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 · 6 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 18 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 16 min walk

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

Safety

2 Jun

Crime rates and local incidents

Medium crime

179.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 76.9%

+181% vs borough

Crime by type

Violence & sexual offences26%
Other25%
Anti-social behaviour19%
Vehicle crime12%
Theft8%
Drug offences4%
Burglary4%
Robbery2%

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 · 1.4km

Crime is +175% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,906/m²
Price per ft²£456/ft²
Avg floor area93.3 m²

EPC breakdown

C
2%
D
17%
E
2%
F
2%

Based on 23 properties · Confidence: medium

Street mix

Terraced 89%Flat 7%Other 4%

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£233,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+705%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

-11.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 25 sales

Property Type Mix

Total: 25 sales

Terraced96%
Flat/maisonette4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£108k+83.1%1.4
Post-dot-com plateau2001–2004£122k£244k+100%1
Pre-crash peak2005–2007£242k£150k-38%1.3
GFC & correction2009–2012£229k£210k-8.3%1.7
Help-to-Buy recovery2016–2016£370k£370k+0%1
Brexit uncertainty2017–2018£410k£405k-1.2%1
Current market2024–2025£462k£475k+2.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
8.3%
District
8.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
Ilford Rail StationGreater Anglia line
12.8 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
13 min walk
IlfordNational Rail
13 min walk
Barking Rail Stationc2c · Suffragette
17 min walk
Barking Underground StationDistrict · Hammersmith & City
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
24 min walk
No bus stops within 400m

26

Walkability score

39

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)706
Nearest car park653m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Mildmay Road66 spaces· yes
684m
🅿️
Clements Road640 spaces· yes
768m

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: 11.2 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.4 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

MATHUKIA'S SURGERY

281 ILFORD LANE, IG1 2SF

3 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Champ's (897 m)

Nearest supermarketLidl · 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

1

Libraries (1km)

1

Cinemas (2km)

682m

Post office

Nearby shops

Angel Supermarket263 m
Aeliya Foods396 m
Javed427 m
Shezan454 m

Nearby cafes

Beyond Boba260 m
Chaiwalla260 m
Lahori Kulfi & Falooda507 m
Gourmet555 m

Nearby restaurants

Afters Original259 m
Lakers Chicken262 m
Cheeky Chicken & Pizza267 m
Watan275 m

Nearby pubs

Champ's897 m
General Havelock959 m
O'Neill's Ilford999 m
Prince of Wales1.0 km

Nearby gyms

Nuffield Health Fitness & Wellbeing766 m
The Gym822 m

Nearby pharmacies

Woodlands Pharmacy150 m
P & S Chemists611 m
Boots941 m

Nearby health

Loxford Children's Centre411 m
Dental Solutions422 m
AT Medics / The Loxford Practice599 m
Abbey Medical Centre1.1 km
Food hygiene (5-star)55% of 119

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ALBERTO CONSTRUCTION LTD
EXQUISITE MEDIA SECURITY LTD
RUSZ LTD
SMART HOME SECURITY SYSTEM LTD

Investment

Investment grade, yield and market outlook

50

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

34.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,502m
Crossrail 2 route10,401m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,512 nationally

1,838

Est. population

30,000/km²

51%

Employed

31%

Degree educated

£35,900

Median income

7.8%

Claimant rate

SuburbanVery high densityRenters

35

Community stability

Age profile

30%
24%
20%
17%
Under 1830%
18–3424%
35–4921%
50–6418%
65+8%

Tenure

26%
21%
47%
Own outright26%
Own (mortgage)21%
Private rent47%
Social rent7%
Rent free0%

Ethnicity

70%
White British5%
White Other9%
Asian70%
Black9%
Mixed1%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household29%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent47%
Social rent7%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
19
Local approval rate
41%
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)
39
Largest scheme
66 homes · 1-22, 1-22, MEDWAY CLOSE, BUTTSBURY ROAD, LOXFORD LANE (50-84), IG1
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
Development Site Rear Of 127 To 145, Development Site Rear Of 127 To 145, High Road, South Woodford, E18 2PA8 homes
completed
210, 210, Ilford Lane, Ilford, IG1 2LW7 homes
completed
Development At 356 And Land And Buildings On The West Side Of, Ilford Lane, IG1 2LX6 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 2TX

Full postcodeIG1 2TX
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardClementswood
Latitude51.551271
Longitude0.078497
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