Loxford · Redbridge · Ilford South constituency · 51.54962, 0.07991

IG1 2XG— Loxford, Redbridge

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

 

Schools 100%Safety 71/100Transport 30/100Yield 4.60%

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
71
Schools
60
Transport
30
Environment
72
Investment
60

The bottom line

IG1 2XG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG1 2XG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for IG1 2XG

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

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How IG1 2XG 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 Ursuline Academy Ilford

Not yet inspected · 20 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.2 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 357.7%

+32% vs borough

Crime by type

Violence & sexual offences34%
Other20%
Vehicle crime17%
Anti-social behaviour16%
Drug offences4%
Burglary4%
Theft3%
Robbery2%

Stop & search

2.8

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: Ilford Fire Station · 1.6km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area89.4 m²

EPC breakdown

C
2%
D
9%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Terraced 77%Flat 24%

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£223,500
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, 200 mm loft insulation
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

1997–2022 · CAGR

+7.7%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+93.5%

per year

Acceleration

+44.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£93k+62.3%1.7
Post-dot-com plateau2001–2001£132k£132k+0%2
Pre-crash peak2007–2007£250k£250k+0%3
GFC & correction2008–2012£185k£215k+16.2%1
Help-to-Buy recovery2015–2015£125k£125k+0%1
Brexit uncertainty2017–2017£186k£186k+0%1
Rate-rise correction2022–2022£360k£360k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3.6% alpha

Terraced+3.6% α
Local
15.3%
District
11.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
13.3 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Rail Stationc2c · Suffragette
14 min walk
BarkingNational Rail
14 min walk
Barking Underground StationDistrict · Hammersmith & City
14 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
16 min walk
Upney Underground StationDistrict
24 min walk
No bus stops within 400m

25

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria63 min ↑
Waterloo57 min ↑
Canary Wharf ★42 min
City51 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park711m
Santander docks (800m)0
Nearest cycle dock5.9 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 waterLOW
Low
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 AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 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

5 min walk

62%

Recommend GP

62%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 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

32

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (1.1 km)

Nearest supermarketLidl · 1.2 km
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)

671m

Post office

Nearby shops

Loxford General Store308 m
Angel Supermarket336 m
Aeliya Foods585 m
Javed620 m

Nearby cafes

Chaiwalla376 m
Beyond Boba401 m
Barking Park Cafe529 m
Lahori Kulfi & Falooda701 m

Nearby restaurants

Cheeky Chicken & Pizza330 m
Frangos335 m
Lakers Chicken340 m
Afters Original354 m

Nearby pubs

Flavorz Wine Bar & Restaurant1.1 km
The Spotted Dog1.1 km
General Havelock1.2 km

Nearby gyms

Nuffield Health Fitness & Wellbeing974 m

Nearby pharmacies

Woodlands Pharmacy319 m
P & S Chemists812 m

Nearby health

AT Medics / The Loxford Practice451 m
Loxford Children's Centre595 m
Dental Solutions615 m
Abbey Medical Centre927 m
Food hygiene (5-star)47% of 93

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CLASSIC REPAIRS LTD
KASS LTD
KFFIT LTD
ONE HEART GROUP LTD
OXFORD DAY NURSERY LTD

+2 more

Investment

Investment grade, yield and market outlook

60

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

20.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,406m
Crossrail 2 route10,564m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,755 nationally

1,413

Est. population

19,871/km²

53%

Employed

36%

Degree educated

£34,200

Median income

9.5%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

30%
23%
25%
15%
Under 1830%
18–3423%
35–4925%
50–6415%
65+8%

Tenure

20%
27%
35%
17%
Own outright20%
Own (mortgage)27%
Private rent35%
Social rent17%
Rent free2%

Ethnicity

68%
White British6%
White Other7%
Asian68%
Black10%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine19%
No car household32%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Private rent35%
Social rent17%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
17
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)
35
Largest scheme
212 homes · FORMER LOXFORD LANE ALLOTMENTS, FORMER LOXFORD LANE ALLOTMENTS, LOXFORD LANE, IG1 2PG
Pipeline pressure
NONE

Named schemes (500m)

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
LOXFORD HIGH (LOWER) SCHOOL, LOXFORD HIGH (LOWER) SCHOOL, ETON ROAD, IG1 2UF46 homes
completed
LOXFORD LANE, BUTTSBURY ROAD, IG140 homes
completed
105-415, 105-415, BUTTSBURY ROAD, LOXFORD LANE (50-158), MEDWAY CL. (1-22), IG1 2PN36 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 2XG

Full postcodeIG1 2XG
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.549619
Longitude0.079908
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