Newbury · Redbridge · Ilford South constituency · 51.56524, 0.08532

IG1 4AG— Newbury, Redbridge

Location and area intelligence for IG1 4AG, Newbury, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 31/100Yield 4.60%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
77
Schools
90
Transport
31
Environment
59
Investment
54

The bottom line

IG1 4AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 4AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for IG1 4AG

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG1 4AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Aidan's Catholic Primary Academy

Good · Inspected Sept 2022 · 4 min walk

KS2: 106.2

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 8 min walk

P8: +0.53A8: 51.2

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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
↑ Rising 458.3%

-16% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Anti-social behaviour19%
Vehicle crime12%
Drug offences7%
Burglary3%
Theft1%
Robbery0%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 480m

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area100.6 m²

EPC breakdown

C
2%
D
12%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Terraced 100%

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£251,500
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.2%

Total change

+669%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.4%

per year

Acceleration

+147.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£65k£65k+0%1
Post-dot-com plateau2001–2004£115k£220k+91.3%2.2
Pre-crash peak2005–2005£203k£203k+0%2
GFC & correction2010–2011£259k£274k+5.8%2
Help-to-Buy recovery2016–2016£600k£600k+0%1
Brexit uncertainty2017–2019£440k£250k-43.3%1.7
Rate-rise correction2022–2022£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Terraced+1.7% α
Local
8.7%
District
7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Kings StationGreater Anglia line
9.2 min walk
Newbury Park Station

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
10 min walk
Newbury Park StationNational Rail
14 min walk
Newbury Park Underground StationCentral
15 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
16 min walk
Goodmayes Rail StationElizabeth line
22 min walk
No bus stops within 400m

28

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria66 min ↑
Waterloo61 min ↑
Canary Wharf ★49 min
City53 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

5

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)51
Nearest car park480m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
714m

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: 12.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 8.2 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

THE DOCTORS HOUSE

40 CAMERON ROAD, SEVEN KINGS, IG3 8LF

8 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketLidl · 682 m
5 tennis courts1 sports halls

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

113m

Post office

Nearby shops

Al-Madina Halal Meat196 m
Ley Street Food & Wine243 m
Late Night Food & Wine248 m
Tesco Express298 m

Nearby cafes

Ley Street Cafe254 m
Starbucks877 m

Nearby restaurants

Crave181 m
Fireaway Pizza210 m
Hot & Spicy219 m
Al Qasr247 m

Nearby pubs

Oko Lounge154 m
Prince of Wales682 m
General Havelock858 m

Nearby pharmacies

Britannia Pharmacy1.1 km
Food hygiene (5-star)37% of 106

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ADITYA CONSULTANCY LIMITED
AYFA ASSETS LTD
ETHEREALLE LTD
MASTER MINDS CONSULTANCY SERVICES LTD
NOSS INDUSTRIES LTD

+2 more

Investment

Investment grade, yield and market outlook

54

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

29.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,065m
Crossrail 2 route10,349m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,678 nationally

2,496

Est. population

10,853/km²

56%

Employed

41%

Degree educated

£43,100

Median income

6.2%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
23%
21%
17%
Under 1828%
18–3423%
35–4921%
50–6417%
65+10%

Tenure

29%
29%
26%
14%
Own outright29%
Own (mortgage)29%
Private rent26%
Social rent14%
Shared ownership0%
Rent free2%

Ethnicity

66%
White British8%
White Other7%
Asian66%
Black10%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household29%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
82%
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
1
Under construction
1
Completed (3yr)
26
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
LOW

Named schemes (500m)

Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1178 homes
completed
SITE OF FORMER PLESSEY WORKS, BOUNDED BY, SITE OF FORMER PLESSEY WORKS, BOUNDED BY, VICARAGE LANE, LEY STREET, IG1149 homes
completed
501, 501, High Road, Ilford, IG1 1TZ112 homes
completed
BAE SYSTEMS, BAE SYSTEMS, VICARAGE LANE, IG1 4AQ88 homes
completed
Development Site At Ley Street House 497 To 499, 497-499 Ley Street House, Ley Street52 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.4%
Ward turnout
31%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Sunny BrarLabour
Thavathuray JeyaranjanLabour
Niki Jaskirat ChahalLabour

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Key facts for IG1 4AG

Full postcodeIG1 4AG
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.565242
Longitude0.085324
Parliamentary constituencyIlford South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
NHS
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Agency
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