Ilford Town · Redbridge · Ilford South constituency · 51.55808, 0.06779

IG1 2ZL— Ilford Town, Redbridge

Location and area intelligence for IG1 2ZL, Ilford Town, Redbridge

The practical family move

 

Schools 100%Safety 60/100Transport 62/100Yield 14.00%⚠ Knotweed sites nearby

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
68
Safety
60
Schools
60
Transport
62
Environment
64
Investment
73

The bottom line

IG1 2ZL offers exceptional schools (100% Good/Outstanding) and fast broadband at £120,000 median — strong value for Investors who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how IG1 2ZL 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 2ZL meets your needs.

Location

IG1 2ZL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-76.9% vs London avg
vs London income-14.5% vs London avg
vs London crime+139.0% vs London avg

Deep-dive guides for IG1 2ZL

🛡️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 2ZL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart💰 Value Find🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How IG1 2ZL 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 · 8 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 6 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

155.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 330.8%

+144% vs borough

Crime by type

Other29%
Anti-social behaviour19%
Violence & sexual offences18%
Theft12%
Vehicle crime8%
Robbery6%
Drug offences4%
Burglary3%

Stop & search

8.3

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.6km

Crime is +139% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£120,000

Median sale price

Bottom 25% — 77% below London median

£120,000 is 77% below the London median (£520,000)

+28.6%

This year

Flat

Dominant type

Price history

5-year change
-19.7%
Sales (24 months)5
New build0.0%
Avg flat£120,000
Price per m²£1,920/m²
Price per ft²£178/ft²
Avg floor area62.5 m²

EPC breakdown

B
52%

Based on 52 properties · Confidence: high

Street mix

Flat 95%Other 5%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,600

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

3.3×

Price-to-income

£600/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,788
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2026 · CAGR

+1.2%

Total change

+9%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.9%

per year

Acceleration

-63.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£124k£124k+0%4
Pandemic surge2020–2021£96k£149k+55.4%24
Rate-rise correction2022–2023£142k£300k+111.3%1.5
Current market2024–2026£144k£135k-6.2%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.6% alpha

Flat/maisonette+5.6% α
Local
7.6%
District
2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford StationElizabeth line line
1.5 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
2 min walk
IlfordNational Rail
2 min walk
Manor Park Rail StationElizabeth line
20 min walk
Woodgrange Park Rail StationSuffragette
24 min walk
Gants Hill Underground StationCentral
26 min walk
No bus stops within 400m

65

Walkability score

230

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City44 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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1965
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Sainsburys· no
205m
🅿️
Wazir
263m
🅿️
Clements Road640 spaces· yes
339m
🅿️
Exchange Ilford1200 spaces· yes
439m
🅿️
Mildmay Road66 spaces· yes
518m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
781m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
road · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.9 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

YORK ROAD SURGERY

55 YORK ROAD, IG1 3AF

2 min walk

84%

Recommend GP

84%

Overall GP experience

11

GPs within 1km

6

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

40

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

7

Convenience

Nearest supermarketStar Fruit & Veg · 203 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

481m

Post office

Nearby shops

European Market135 m
Ushan's Fruit & Veg223 m
Yagmur Supermarket315 m
Food Plus315 m

Nearby cafes

Bubbles Cafe146 m
Pasha Cafe146 m
CoffeeLink151 m
Kitchenette197 m

Nearby restaurants

Dixy Chicken143 m
Chicken Hut151 m
Mei Sun172 m
Chicken Valley181 m

Nearby pubs

The Papermakers Arms178 m
Champ's194 m
Jono's226 m
O'Neill's Ilford228 m

Nearby gyms

The Gym247 m
Nuffield Health Fitness & Wellbeing396 m
Ilford Club1.2 km

Nearby pharmacies

Boots264 m
Rohpharm Pharmacy430 m
P & S Chemists450 m
Medipharmacy599 m

Nearby health

Redbrige Eye Screening Centre538 m
Dental Solutions651 m
Loxford Children's Centre682 m
Food hygiene (5-star)51% of 243

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A1 JUDO CLUB LIMITED
ASE CARE SERVICES LIMITED
CHINA CONSTRUCTION (UK) LIMITED
CYBERHOUSELONDON LTD
LITEWAVE LIMITED

+1 more

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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
14.0% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

72.9

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,763m
Crossrail 2 route9,428m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,866 nationally

1,083

Est. population

30,000/km²

71%

Employed

72%

Degree educated

£35,900

Median income

2.8%

Claimant rate

Inner cityVery high densityYoung professionals

15

Community stability

Age profile

29%
37%
27%
Under 1830%
18–3437%
35–4927%
50–647%
65+0%

Tenure

55%
17%
19%
Own outright2%
Own (mortgage)7%
Private rent55%
Social rent17%
Shared ownership19%

Ethnicity

65%
14%
White British7%
White Other10%
Asian65%
Black14%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household79%
Unemployed6%
No qualifications8%

Housing tenure (Census 2021)

Private rent55%
Social rent17%

vs. London

Income vs London-14.5%
Price vs London-76.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
17
Local approval rate
65%
Borough approval rate
64%
Opportunity area
Ilford
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£2.5bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
298
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA294 homes
completed
Development At Car Park North Of Roding Court, Mill Road, IG1 2FH243 homes
completed
Peachey House, 39, Peachey House, 39, Ilford Hill, Ilford, IG1 2DQ223 homes
completed
Development At Becketts House 2 To 14 Ilford Hill And 1 To 3 Caxton Place, 2-14, Roden Street, 1 to 3 Caxton Place, Ilford167 homes
completed
Development Site Adjacent 39, Development Site Adjacent 39, Ilford Hill, IG1141 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
39.2%
Ward turnout
27%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Saima AhmedLabour
Shoaib PatelLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£120,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in IG1 2ZL? 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 2ZL.
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

What else could £120k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track IG1 2ZL

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

No spam. Unsubscribe anytime.

Key facts for IG1 2ZL

Full postcodeIG1 2ZL
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.558079
Longitude0.067786
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