Ilford Town · Redbridge · Ilford South constituency · 51.56116, 0.07026

IG1 4EW— Ilford Town, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 63/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
46
Schools
90
Transport
63
Environment
76
Investment
58

The bottom line

IG1 4EW offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers 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 4EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 4EW

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

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How IG1 4EW 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 · 7 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 2 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 13 min walk

3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +269% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,607/m²
Price per ft²£242/ft²
Avg floor area53.7 m²

EPC breakdown

B
19%
C
18%
D
3%
E
1%

Based on 41 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,250
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+-0.2%

Total change

-5%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.7%

per year

Acceleration

+81.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 99 sales

Property Type Mix

Total: 99 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£148k£156k+5.4%12.7
Pre-crash peak2005–2007£156k£164k+5.4%5
GFC & correction2009–2012£114k£138k+21.6%1.8
Help-to-Buy recovery2013–2016£135k£140k+3.7%3.5
Brexit uncertainty2017–2019£138k£129k-6.5%3.7
Pandemic surge2020–2021£140k£100k-28.6%3
Rate-rise correction2022–2023£110k£103k-6.8%3
Current market2024–2025£85k£140k+64.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.1% alpha

Flat/maisonette-6.1% α
Local
-1.7%
District
4.4%

CAGR over 21yr 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 5

Very Good

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
3 min walk
IlfordNational Rail
3 min walk
Gants Hill Underground StationCentral
22 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
24 min walk
Manor Park Rail StationElizabeth line
24 min walk
No bus stops within 400m

65

Walkability score

260

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

27

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)1965
Nearest car park133m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Wazir
133m
🅿️
Exchange Ilford1200 spaces· yes
179m
🅿️
Clements Road640 spaces· yes
484m
🅿️
Sainsburys· no
540m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
565m
🅿️
Mildmay Road66 spaces· yes
567m

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: 11.0 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 19%
More green space than 99% 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

GRANVILLE MEDICAL CENTRE

4 GRANVILLE ROAD, IG1 4JY

3 min walk

70%

Recommend GP

70%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

47

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

10

Convenience

Nearest supermarketStar Fruit & Veg · 292 m
1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

136m

Post office

Nearby shops

Tesco Express54 m
Judiya Enterprises59 m
Food Plus69 m
Romanian Food Shop83 m

Nearby cafes

56 Cafe Bar95 m
Perky Blenders157 m
Titanic Cafe187 m
Kitchenette188 m

Nearby restaurants

Pizza Hut Delivery50 m
German Doner Kebab56 m
Loaded66 m
La Mama Acasa82 m

Nearby pubs

The Great Spoon of Ilford126 m
Jono's172 m
O'Neill's Ilford259 m
Champ's397 m

Nearby gyms

Nuffield Health Fitness & Wellbeing474 m
The Gym477 m
Ilford Club875 m

Nearby pharmacies

Rohpharm Pharmacy180 m
Boots281 m
P & S Chemists687 m

Nearby health

Redbrige Eye Screening Centre274 m
Dental Solutions889 m
Loxford Children's Centre933 m
Food hygiene (5-star)50% of 257

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

THE SMILEY SPEECHIE LTD

Investment

Investment grade, yield and market outlook

58

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Very High

Demand

Very 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

58.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,146m
Crossrail 2 route9,474m

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

Urban coreVery 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)
7
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
19
Local approval rate
71%
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
0
Under construction
0
Completed (3yr)
316
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
Peachey House, 39, Peachey House, 39, Ilford Hill, Ilford, IG1 2DQ223 homes
completed
Development Site Adjacent 39, Development Site Adjacent 39, Ilford Hill, IG1141 homes
completed
51-69, 51-69, Ilford Hill, Ilford, IG2122 homes
completed
SITE AT FORMER MULTI-STOREY CAR PARK, SITE AT FORMER MULTI-STOREY CAR PARK, MORLAND ROAD, IG1 4JU49 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 4EW

Full postcodeIG1 4EW
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.561165
Longitude0.070263
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