Newbury · Redbridge · Ilford South constituency · 51.56599, 0.08846

IG1 4AZ— Newbury, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 45/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
78
Schools
90
Transport
45
Environment
59
Investment
49

The bottom line

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

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

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Location

IG1 4AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for IG1 4AZ

🛡️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 4AZ 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 · 1 min walk

KS2: 106.2

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 6 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.9 incidents per 1,000 residents

Better than 70% of London
↑ Rising 511.1%

from a low base — still below London average

-36% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour20%
Other18%
Vehicle crime16%
Drug offences5%
Robbery2%
Burglary2%
Theft0%

Stop & search

3.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Ilford Fire Station · 446m

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG1 district median

£365,000

Based on 115 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,905/m²
Price per ft²£456/ft²
Avg floor area56.7 m²

EPC breakdown

B
11%
C
71%

Based on 82 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£141,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+2.9%

Total change

+99%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-30.52

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 145 sales

Property Type Mix

Total: 145 sales

Terraced0.7%
Flat/maisonette99.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£143k£167k+16.8%27.3
Pre-crash peak2005–2007£142k£190k+34.3%7.7
GFC & correction2008–2011£195k£145k-25.6%1.7
Help-to-Buy recovery2013–2016£160k£240k+50%2
Brexit uncertainty2017–2019£280k£248k-11.6%3.3
Pandemic surge2020–2021£251k£215k-14.3%3.5
Rate-rise correction2022–2023£277k£280k+1.1%3
Current market2024–2026£215k£285k+32.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
1.9%
District
4.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing11
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Kings StationGreater Anglia line
7 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
8 min walk
Seven KingsNational Rail
8 min walk
Newbury Park Underground StationCentral
14 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
19 min walk
Goodmayes Rail StationElizabeth line
19 min walk
No bus stops within 400m

11

Walkability score

7

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

4

Car parks (800m)

2

EV chargers (800m)

Nearest car park538m
Santander docks (800m)0
Nearest cycle dock6.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed423 Mbps
Median download414 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: 12.4 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.1 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

5 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oko Lounge (386 m)

Nearest supermarketLidl · 1.1 km
5 tennis courts1 sports halls

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)

344m

Post office

Nearby shops

Al-Madina Halal Meat427 m
Ley Street Food & Wine472 m
Late Night Food & Wine477 m
Tesco Express523 m

Nearby cafes

Ley Street Cafe483 m

Nearby restaurants

Crave413 m
Fireaway Pizza440 m
O'Donnell Hall440 m
Hot & Spicy449 m

Nearby pubs

Oko Lounge386 m
Prince of Wales784 m

Nearby pharmacies

Pharmaram669 m
Britannia Pharmacy826 m
Food hygiene (5-star)42% of 76

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AA FRIARS LIMITED
ALAISIAGAE PRODUCTIONS LTD
ASEYRA LTD
EMDAD AGRO FOODS LTD
ETHEREAL CONTRACTORS LIMITED

+14 more

Investment

Investment grade, yield and market outlook

49

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,251m
Crossrail 2 route10,540m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,663 nationally

1,346

Est. population

28,349/km²

54%

Employed

44%

Degree educated

£43,100

Median income

8.1%

Claimant rate

SuburbanVery high densityRenters

31

Community stability

Age profile

36%
22%
25%
Under 1836%
18–3422%
35–4925%
50–6413%
65+5%

Tenure

18%
42%
30%
Own outright9%
Own (mortgage)18%
Private rent42%
Social rent30%
Shared ownership2%

Ethnicity

57%
16%
White British8%
White Other6%
Asian57%
Black16%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine18%
No car household34%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent42%
Social rent30%

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
14
Local approval rate
83%
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)
91
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
NONE

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
Land to East of Lancaster Gate, Land to East of Lancaster Gate, Vicarage Lane, Ilford, IG1 4FE41 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 4AZ

Full postcodeIG1 4AZ
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.565986
Longitude0.088461
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