Clementswood · Redbridge · Ilford South constituency · 51.55102, 0.08553

IG1 2UZ— Clementswood, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 24/100Yield 4.60%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
78
Schools
60
Transport
24
Environment
72
Investment
61

The bottom line

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

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 2UZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime-29.0% vs London avg

Deep-dive guides for IG1 2UZ

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 2UZ 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 · 3 min walk

KS2: 105.2

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 20 min walk

P8: +0.53A8: 51.2

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.1 incidents per 1,000 residents

Better than 66% of London
↑ Rising 309.5%

from a low base — still below London average

-28% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Vehicle crime16%
Anti-social behaviour9%
Theft8%
Drug offences3%
Robbery3%
Burglary3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

HIGH pedestrian risk5 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.3km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area106.5 m²

EPC breakdown

B
1%
D
2%
F
1%

Based on 4 properties · Confidence: low

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£266,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2002 · CAGR

+16.5%

Total change

+115%

Market Activity

Price Velocity & Acceleration

Current Velocity

+139.6%

per year

Acceleration

+150.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 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 boom1997–1999£86k£77k-10.5%1
Post-dot-com plateau2002–2002£185k£185k+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barking Underground StationDistrict line
15.7 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

16

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria66 min ↑
Waterloo62 min ↑
Canary Wharf ★48 min
City55 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park341m
Santander docks (800m)0
Nearest cycle dock6.3 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: 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: 11.6 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

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 LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

10 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Royal Oak (776 m)

Nearest supermarketLidl · 1.2 km
11 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)

275m

Post office

Nearby shops

Hunters Convenience Store278 m
Costcutter290 m
Saheed Halal Butcher296 m
Loxford General Store487 m

Nearby cafes

Barking Park Cafe498 m
Chaiwalla742 m
Beyond Boba748 m
Daily Munch Cafe854 m

Nearby restaurants

Pizza East280 m
Beaumont Fish Bar284 m
Cheeky Chicken & Pizza724 m
Lakers Chicken728 m

Nearby pubs

The Royal Oak776 m
Prince of Wales902 m

Nearby pharmacies

Woodlands Pharmacy449 m
Britannia Pharmacy867 m

Nearby health

AT Medics / The Loxford Practice809 m
Food hygiene (5-star)50% of 22

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

E

High street health

Registered businesses

MUSH&GORAYA LTD

Investment

Investment grade, yield and market outlook

61

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

19.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,758m
Crossrail 2 route10,861m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,233 nationally

1,866

Est. population

30,000/km²

55%

Employed

35%

Degree educated

8.1%

Claimant rate

SuburbanVery high densityMixed

40

Community stability

Age profile

33%
21%
23%
15%
Under 1833%
18–3421%
35–4923%
50–6415%
65+9%

Tenure

26%
28%
40%
Own outright27%
Own (mortgage)28%
Private rent40%
Social rent6%
Shared ownership0%

Ethnicity

69%
White British5%
White Other7%
Asian69%
Black8%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household26%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent40%
Social rent6%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
12
Local approval rate
46%
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)
178
Largest scheme
212 homes · FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG
Pipeline pressure
NONE

Named schemes (500m)

FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG212 homes
completed
LOXFORD LANE, BUTTSBURY ROAD, IG140 homes
completed
P/O FORMER SOUTH PARK DRIVE ALLOTMENTS, P/O FORMER SOUTH PARK DRIVE ALLOTMENTS, LOXFORD LANE, IG120 homes
completed
SOUTH PARK DRIVE ALLOTMENTS, PHASE 2, SOUTH PARK DRIVE ALLOTMENTS, PHASE 2, LOXFORD LANE, IG117 homes
completed
BUTTSBURY ESTATE (PHASE 5), BUTTSBURY ESTATE (PHASE 5), LOXFORD LANE, IG113 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 2UZ

Full postcodeIG1 2UZ
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardClementswood
Latitude51.551020
Longitude0.085525
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