Loxford · Redbridge · Ilford South constituency · 51.55682, 0.06782

IG1 2ZP— Loxford, Redbridge

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

 

Schools 100%Safety 66/100Transport 55/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
66
Schools
60
Transport
55
Environment
65
Investment
62

The bottom line

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

The catches: very high noise (55 dB) — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

IG1 2ZP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+88.0% vs London avg

Deep-dive guides for IG1 2ZP

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

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How IG1 2ZP 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 · 7 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 8 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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

122.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 293.2%

+92% vs borough

Crime by type

Other31%
Anti-social behaviour18%
Violence & sexual offences18%
Drug offences9%
Burglary9%
Robbery5%
Vehicle crime5%
Theft5%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.7km

Crime is +88% above London average

Property

Prices, sales volume and market trends

Avg floor area63.8 m²

EPC breakdown

B
90%
C
1%

Based on 91 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£159,500
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 0.22 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2019 · CAGR

+27.1%

Total change

+27%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 60 sales

Property Type Mix

Total: 60 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£88k£112k+27.1%30

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+57.1% alpha

Flat/maisonette+57.1% α
Local
27.1%
District
-30%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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
Above London average
Ilford StationElizabeth line line
3.1 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

IlfordNational Rail
4 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
4 min walk
Manor Park Rail StationElizabeth line
20 min walk
Woodgrange Park Rail StationSuffragette
23 min walk
Barking Rail StationSuffragette · c2c
27 min walk
No bus stops within 400m

61

Walkability score

216

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

23

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1914
Nearest car park82m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Sainsburys· no
92m
🅿️
Clements Road640 spaces· yes
317m
🅿️
Wazir
399m
🅿️
Mildmay Road66 spaces· yes
503m
🅿️
Exchange Ilford1200 spaces· yes
538m

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: 55 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 AONB17% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.8 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

VIA REDBRIDGE R3

3RD FLOOR, ILFORD CHAMBERS, 11 CHAPEL ROAD, IG1 2DR

3 min walk

12

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.9 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

57

Parks (1km)

42

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketStar Fruit & Veg · 273 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

474m

Post office

Nearby shops

European Market222 m
Tariq Halal Meats248 m
Ushan's Fruit & Veg291 m
Paul's Bakery327 m

Nearby cafes

Pasha Cafe183 m
Bubbles Cafe187 m
Chae Corner264 m
CoffeeLink267 m

Nearby restaurants

JRC Global Buffet199 m
Spice Hut203 m
Greggs206 m
Dixy Chicken230 m

Nearby pubs

The Papermakers Arms39 m
Champ's204 m
O'Neill's Ilford309 m
Jono's345 m

Nearby gyms

The Gym235 m
Nuffield Health Fitness & Wellbeing391 m

Nearby pharmacies

Boots331 m
P & S Chemists358 m
Medipharmacy539 m
Rohpharm Pharmacy570 m

Nearby health

Dental Solutions545 m
Loxford Children's Centre569 m
Redbrige Eye Screening Centre678 m
Food hygiene (5-star)50% of 250

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

APPISOL LIMITED
BILBA FINDS LTD
BLACK DIAMOND GYM LTD
BLACK DIAMOND GYM UK COMMUNITY INTEREST COMPANY
CHENGSHANS LTD

+13 more

Investment

Investment grade, yield and market outlook

62

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 score23/100
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

51.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,641m
Crossrail 2 route9,480m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,280 nationally

1,418

Est. population

30,000/km²

60%

Employed

55%

Degree educated

£35,900

Median income

6.5%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

22

Community stability

Age profile

37%
30%
23%
Under 1837%
18–3430%
35–4924%
50–648%
65+2%

Tenure

40%
41%
13%
Own outright2%
Own (mortgage)4%
Private rent40%
Social rent42%
Shared ownership13%
Rent free0%

Ethnicity

44%
29%
White British7%
White Other8%
Asian44%
Black29%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household60%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent42%
Private rent40%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
17
Local approval rate
60%
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)
293
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
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 2ZP

Full postcodeIG1 2ZP
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardLoxford
Latitude51.556820
Longitude0.067815
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