Ilford Town · Redbridge · Ilford South constituency · 51.56220, 0.07758

IG1 4BL— Ilford Town, Redbridge

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

The practical family move

 

Schools 100%Safety 82/100Transport 53/100Yield 4.60%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
90
Transport
53
Environment
57
Investment
68

The bottom line

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

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

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Location

IG1 4BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for IG1 4BL

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

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“The practical family move”

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How IG1 4BL 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 · 3 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 7 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.1 incidents per 1,000 residents

Better than 83% of London
↑ Rising 200.0%

from a low base — still below London average

-62% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences24%
Other21%
Vehicle crime14%
Drug offences2%
Theft2%
Robbery2%
Burglary2%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Ilford Fire Station · 867m

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area76.3 m²

EPC breakdown

C
15%
D
35%
E
7%
F
3%
G
1%

Based on 61 properties · Confidence: high

Street mix

Semi 2%Terraced 79%Flat 15%Other 4%

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£190,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.3%

Total change

+424%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.7%

per year

Acceleration

-122.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced83.7%
Flat/maisonette14%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£104k+66.9%1.8
Post-dot-com plateau2001–2004£75k£195k+160%4.8
Pre-crash peak2005–2007£181k£240k+32.6%2.7
GFC & correction2008–2012£281k£217k-22.8%2
Help-to-Buy recovery2013–2013£193k£193k+0%2
Brexit uncertainty2017–2017£395k£395k+0%1
Rate-rise correction2023–2023£325k£325k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
9.1%
District
8.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
7.8 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
8 min walk
IlfordNational Rail
8 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Newbury Park Underground StationCentral
22 min walk
Gants Hill Underground StationCentral
22 min walk
No bus stops within 400m

53

Walkability score

114

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

25

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1965
Nearest car park194m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
194m
🅿️
Exchange Ilford1200 spaces· yes
385m
🅿️
Mildmay Road66 spaces· yes
601m
🅿️
Wazir
640m
🅿️
Clements Road640 spaces· yes
680m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 11.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 55%
Less green space than 95% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.5 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

8

Dentists within 1km

6

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

22

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketLidl · 200 m
4 tennis courts

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)

458m

Post office

Nearby shops

Quality Halal Meat50 m
Asiq115 m
GB Supermarket116 m
Bella164 m

Nearby cafes

Starbucks284 m
Ley Street Cafe381 m
56 Cafe Bar570 m
Perky Blenders581 m

Nearby restaurants

Burger Boyz46 m
Dixy Chicken99 m
Subway249 m
Taste of Lankian257 m

Nearby pubs

General Havelock276 m
Oko Lounge491 m
The Great Spoon of Ilford593 m
O'Neill's Ilford598 m

Nearby gyms

Nuffield Health Fitness & Wellbeing612 m
The Gym755 m

Nearby pharmacies

Boots385 m
Rohpharm Pharmacy667 m
P & S Chemists874 m
Woodlands Pharmacy1.1 km

Nearby health

Redbrige Eye Screening Centre705 m
Dental Solutions1.0 km
Loxford Children's Centre1.1 km
Food hygiene (5-star)42% of 173

Business

Local businesses registered here

Active businesses
203
New (last 12 months)
16
Dissolved (last 12 months)
0
Industry diversity
86
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

2 PRO LTD
2MM INTERNATIONAL LIMITED
46 SOMERSET ROAD (FREEHOLD) COMPANY LIMITED
46 SOMERSET ROAD MANAGEMENT COMPANY LIMITED
7 TILL 11 LTD

+15 more

Investment

Investment grade, yield and market outlook

68

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 score16/100
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

38.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,498m
Crossrail 2 route9,922m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,094 nationally

1,740

Est. population

17,911/km²

57%

Employed

39%

Degree educated

£42,700

Median income

9.3%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

32%
21%
25%
14%
Under 1832%
18–3421%
35–4925%
50–6414%
65+9%

Tenure

29%
19%
44%
Own outright29%
Own (mortgage)19%
Private rent44%
Social rent7%
Shared ownership0%
Rent free1%

Ethnicity

73%
White British6%
White Other7%
Asian73%
Black6%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household35%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent44%
Social rent7%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
17
Local approval rate
64%
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)
106
Largest scheme
154 homes · 246-250, 246-250, High Road, Ilford, IG1 1QF
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 4BL

Full postcodeIG1 4BL
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.562204
Longitude0.077582
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
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