Ilford Town · Redbridge · Ilford South constituency · 51.56133, 0.07565

IG1 4BH— Ilford Town, Redbridge

Location and area intelligence for IG1 4BH, Ilford Town, Redbridge

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 55/100Yield 4.60%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
46
Schools
90
Transport
55
Environment
57
Investment
70

The bottom line

IG1 4BH offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

IG1 4BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+269.0% vs London avg

Deep-dive guides for IG1 4BH

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

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How IG1 4BH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christchurch Primary School

Good · Inspected Nov 2022 · 4 min walk

KS2: 110.2

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

239.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 336.7%

+277% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Theft11%
Anti-social behaviour10%
Drug offences8%
Vehicle crime8%
Robbery5%
Burglary4%

Stop & search

17.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.0km

Crime is +269% above London average

Property

Prices, sales volume and market trends

Avg floor area54.8 m²

EPC breakdown

C
8%
D
18%
E
5%
F
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 68%Flat 30%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£137,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+8.2%

Total change

+620%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.6%

per year

Acceleration

+86.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 38 sales

Property Type Mix

Total: 38 sales

Terraced71.1%
Flat/maisonette28.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£66k£83k+25.8%1.3
Post-dot-com plateau2001–2004£118k£175k+48.9%3
Pre-crash peak2005–2007£210k£222k+6%3.3
GFC & correction2008–2011£265k£243k-8.3%1.5
Help-to-Buy recovery2014–2016£288k£338k+17.6%2
Rate-rise correction2022–2023£280k£475k+69.6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-11.2% alpha

Terraced+0.2% α
Local
9.1%
District
8.9%
Flat/maisonette-11.2% α
Local
-7.7%
District
3.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford Rail StationGreater Anglia line
5.8 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
6 min walk
IlfordNational Rail
6 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
19 min walk
Gants Hill Underground StationCentral
23 min walk
Newbury Park Underground StationCentral
24 min walk
No bus stops within 400m

58

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria67 min ↑
Waterloo62 min ↑
Canary Wharf ★50 min
City55 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

28

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1965
Nearest car park162m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
207m
🅿️
Exchange Ilford1200 spaces· yes
223m
🅿️
Mildmay Road66 spaces· yes
479m
🅿️
Wazir
484m
🅿️
Clements Road640 spaces· yes
531m
🅿️
Sainsburys· no
721m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 31%
Less green space than 94% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.6 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

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

2 min walk

73%

Recommend GP

73%

Overall GP experience

9

GPs within 1km

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.0 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

47

Parks (1km)

42

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketLidl · 239 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

296m

Post office

Nearby shops

Bella2 m
Asiq51 m
International Supermarket183 m
Quality Halal Meat216 m

Nearby cafes

Starbucks174 m
56 Cafe Bar412 m
Perky Blenders417 m
Costa417 m

Nearby restaurants

Taste of Lankian92 m
Smokey hat181 m
McDonald's182 m
Greggs192 m

Nearby pubs

General Havelock180 m
O'Neill's Ilford433 m
Jono's443 m
The Great Spoon of Ilford465 m

Nearby gyms

Nuffield Health Fitness & Wellbeing468 m
The Gym597 m
Ilford Club1.0 km

Nearby pharmacies

Boots236 m
Rohpharm Pharmacy537 m
P & S Chemists733 m
Woodlands Pharmacy1.0 km

Nearby health

Redbrige Eye Screening Centre593 m
Dental Solutions891 m
Loxford Children's Centre943 m
Food hygiene (5-star)48% of 240

Business

Local businesses registered here

Active businesses
78
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
46
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

3S UK GROUP LTD
AK ZAFIRA LTD
ANTON TRADING LTD
ASHNI CONSULTANCY LTD
ASHNI GLOBAL LTD

+15 more

Investment

Investment grade, yield and market outlook

70

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

41.7

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,346m
Crossrail 2 route9,824m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,583 nationally

2,530

Est. population

15,313/km²

54%

Employed

38%

Degree educated

£41,900

Median income

12.2%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

29%
24%
25%
13%
Under 1829%
18–3424%
35–4925%
50–6413%
65+9%

Tenure

14%
59%
16%
Own outright14%
Own (mortgage)11%
Private rent59%
Social rent16%
Rent free1%

Ethnicity

59%
White British9%
White Other10%
Asian59%
Black12%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household56%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent59%
Social rent16%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
17
Local approval rate
55%
Borough approval rate
64%
Opportunity area
Ilford
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£2.5bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
1
Under construction
1
Completed (3yr)
109
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
LOW

Named schemes (500m)

246-250, 246-250, High Road, Ilford, IG1 1QF154 homes
completed
2-20, 2-20, HAINAULT STREET, IG1 1NN67 homes
completed
Kataria Point, 1, Riches Road39 homes
completed
1, 1, Riches Road, Ilford, IG1 1JH24 homes
completed
ENSIGN HOUSE, 98-102, ENSIGN HOUSE, 98-102, LEY STREET, IG1 4BX24 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

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Key facts for IG1 4BH

Full postcodeIG1 4BH
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.561330
Longitude0.075652
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