Ilford Town · Redbridge · Ilford South constituency · 51.56348, 0.08307

IG1 4GS— Ilford Town, Redbridge

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

The practical family move

 

Schools 100%Safety 77/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
58
Safety
77
Schools
90
Transport
38
Environment
58
Investment
53

The bottom line

IG1 4GS 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.

Less suited to Car-free commuters.

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Location

IG1 4GS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for IG1 4GS

🛡️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 4GS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Winston Way Academy

Good · Inspected Jun 2023 · 6 min walk

KS2: 105.8

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 10 min walk

P8: +0.53A8: 51.2

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 · 24 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

51.0 incidents per 1,000 residents

Better than 62% of London
↑ Rising 335.0%

from a low base — still below London average

-20% vs borough

Crime by type

Other44%
Violence & sexual offences22%
Vehicle crime10%
Drug offences9%
Anti-social behaviour8%
Robbery3%
Burglary2%
Theft1%

Stop & search

3.5

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 · 510m

Crime is 22% below 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£6,173/m²
Price per ft²£573/ft²
Avg floor area71.3 m²

EPC breakdown

C
15%
D
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 6%Terraced 86%Detached 3%Flat 6%

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£178,250
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)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+6.7%

Total change

+521%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

-22.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached6.1%
Terraced90.9%
Flat/maisonette3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£73k£110k+51%6
Post-dot-com plateau2001–2004£50k£225k+350%2
Pre-crash peak2005–2006£225k£200k-11.1%1
GFC & correction2008–2011£123k£120k-2%1
Brexit uncertainty2017–2017£302k£302k+0%1
Pandemic surge2020–2021£310k£410k+32.3%1
Current market2025–2025£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-13.9% alpha

Terraced-13.9% α
Local
4%
District
17.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Kings StationGreater Anglia line
11 min walk
Newbury Park Station

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
12 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
13 min walk
Newbury Park StationNational Rail
17 min walk
Newbury Park Underground StationCentral
18 min walk
Gants Hill Underground StationCentral
23 min walk
No bus stops within 400m

40

Walkability score

62

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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1251
Nearest car park281m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
464m
🅿️
Exchange Ilford1200 spaces· yes
790m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 13%
Less green space than 80% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.3 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

11

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketLidl · 432 m
5 tennis courts

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)

184m

Post office

Nearby shops

Tesco Express69 m
Ley Street Food & Wine74 m
Late Night Food & Wine74 m
Al-Madina Halal Meat99 m

Nearby cafes

Ley Street Cafe74 m
Starbucks629 m

Nearby restaurants

Al Qasr34 m
Hot & Spicy79 m
Fireaway Pizza86 m
Crave118 m

Nearby pubs

Oko Lounge161 m
Prince of Wales524 m
General Havelock609 m

Nearby pharmacies

Boots754 m
Food hygiene (5-star)37% of 126

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

1LIFE MOSS LTD
AZ786 CARS LTD
DAYNITE CARE SERVICE LIMITED
DISCOUNTS DIRECT LIMITED
DIVINE PROPERTIES GROUP LTD

+8 more

Investment

Investment grade, yield and market outlook

53

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 score15/100
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

40.3

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,816m
Crossrail 2 route10,248m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,453 nationally

1,706

Est. population

27,632/km²

47%

Employed

38%

Degree educated

£43,100

Median income

7.7%

Claimant rate

Inner cityVery high densityMixed

33

Community stability

Age profile

35%
25%
19%
13%
Under 1835%
18–3425%
35–4920%
50–6413%
65+8%

Tenure

13%
17%
39%
30%
Own outright13%
Own (mortgage)17%
Private rent39%
Social rent30%
Shared ownership1%
Rent free0%

Ethnicity

55%
25%
White British8%
White Other5%
Asian55%
Black25%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine17%
No car household37%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent39%
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)
8
Planning apps (3 years)
13
Local approval rate
88%
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)
64
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
Balfour House, 390-398, Balfour House, 390-398, High Road, Ilford, IG1 1TL46 homes
completed
461, 461, High Road, Ilford, IG121 homes
completed
2 to 6, 2 to 6, Francis Avenue, Ilford, IG1 1TS6 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 4GS

Full postcodeIG1 4GS
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.563483
Longitude0.083065
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