Ilford Town · Redbridge · Ilford South constituency · 51.56569, 0.08116

IG1 4JA— Ilford Town, Redbridge

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

The family fortress

 

Schools 100%Safety 77/100Transport 26/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
57
Safety
77
Schools
90
Transport
26
Environment
78
Investment
45

The bottom line

IG1 4JA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 4JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 4JA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 4JA 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 · 11 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 · 24 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 736m

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£6,980/m²
Price per ft²£648/ft²
Avg floor area90.1 m²

EPC breakdown

C
4%
D
15%
E
2%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 12%Terraced 88%

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£225,250
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+867%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-10.35

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£114k+90%1.6
Post-dot-com plateau2002–2004£197k£280k+42.1%1
Help-to-Buy recovery2015–2015£400k£400k+0%1
Brexit uncertainty2017–2018£447k£500k+11.9%1
Rate-rise correction2023–2023£565k£565k+0%1
Current market2025–2025£580k£580k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+5.2% alpha

Terraced+5.2% α
Local
11.1%
District
5.9%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ilford Rail StationGreater Anglia line
13 min walk
Newbury Park Station

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
14 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
14 min walk
Newbury Park StationNational Rail
15 min walk
Newbury Park Underground StationCentral
16 min walk
Gants Hill Underground StationCentral
20 min walk
No bus stops within 400m

28

Walkability score

18

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

8

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)51
Nearest car park554m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
607m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.1 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

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

6 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketLidl · 588 m
7 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)

190m

Post office

Nearby shops

Al-Madina Halal Meat190 m
Ley Street Food & Wine207 m
Late Night Food & Wine208 m
Tesco Express253 m

Nearby cafes

Ley Street Cafe210 m
Starbucks741 m

Nearby restaurants

Crave180 m
Fireaway Pizza197 m
Hot & Spicy201 m
Al Qasr246 m

Nearby pubs

Oko Lounge163 m
General Havelock729 m
Prince of Wales803 m

Nearby pharmacies

Boots846 m
Britannia Pharmacy1.1 km
Food hygiene (5-star)35% of 108

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AOA LABS LTD
BARKER RICHMOND LIMITED
CRAZE MODE LTD
DECBUILD COMMERCIAL LIMITED
DOORCHECK LTD

+7 more

Investment

Investment grade, yield and market outlook

45

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 months0

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

4/100

Velocity score

Future outlook

34.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,958m
Crossrail 2 route10,057m

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

SuburbanVery 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)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
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
1
Under construction
1
Completed (3yr)
59
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
LOW

Named schemes (500m)

Development Site At Ley Street House 497 To 499, 497-499 Ley Street House, Ley Street52 homes
completed
102, 102, Coventry Road, Ilford, Essex, IG15 homes
completed
26, 26, Brisbane Road, Ilford, IG1 4SR5 homes
completed
497-499, 497-499, Ley Street, Ilford, IG2 7QX4 homes
completed
261, 261, Balfour Road, Ilford, IG1 4HY3 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 4JA

Full postcodeIG1 4JA
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardIlford Town
Latitude51.565693
Longitude0.081161
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