Newbury · Redbridge · Ilford South constituency · 51.57188, 0.08253

IG2 6AG— Newbury, Redbridge

Location and area intelligence for IG2 6AG, Newbury, Redbridge

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 39/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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

Liveability
60
Safety
73
Schools
90
Transport
39
Environment
79
Investment
77

The bottom line

IG2 6AG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 6AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for IG2 6AG

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG2 6AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Newbury Park Primary School

Not yet inspected · Inspected Dec 2024 · 6 min walk

KS2: 107.7

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 12 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.1 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 1140.0%

+21% vs borough

Crime by type

Other37%
Violence & sexual offences28%
Anti-social behaviour13%
Vehicle crime8%
Drug offences5%
Burglary4%
Theft2%
Robbery2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.2km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area99.5 m²

EPC breakdown

C
7%
D
5%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 62%Flat 38%

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£248,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+7.3%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

+140.0%

per year

Acceleration

+187.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 19 sales

Property Type Mix

Total: 19 sales

Terraced68.4%
Flat/maisonette31.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£88k+23.9%1.5
Post-dot-com plateau2002–2003£193k£210k+9.1%2.5
Pre-crash peak2005–2007£279k£270k-3.2%1.7
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2016–2016£220k£220k+0%1
Brexit uncertainty2018–2018£410k£410k+0%1
Pandemic surge2021–2021£215k£215k+0%2
Rate-rise correction2023–2023£516k£516k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Terraced+2.9% α
Local
13.2%
District
10.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Newbury Park Underground StationCentral line
7.9 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
8 min walk
Newbury Park Underground StationCentral
8 min walk
Gants Hill Underground StationCentral
16 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Barkingside Underground StationCentral
20 min walk
No bus stops within 400m

33

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria61 min ↑
Waterloo59 min ↑
Canary Wharf48 min ↑
City ★46 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)13
Nearest car park305m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
729m

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: 12.3 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.4 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEWBURY GROUP PRACTICE

NEWBURY PARK HEALTH CTRE, 40 PERRYMANS FARM ROAD, NEWBURY PARK, IG2 7LE

7 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.1 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

29

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oko Lounge (775 m)

Nearest supermarketLidl · 351 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

171m

Post office

Nearby shops

M&S331 m
Co-Op619 m
Al-Madina Halal Meat837 m
Ley Street Food & Wine876 m

Nearby cafes

Ley Street Cafe883 m

Nearby restaurants

Banana Leaf145 m
Mirage Steak House190 m
McDonald's276 m
Curry Special296 m

Nearby pubs

Oko Lounge775 m

Nearby pharmacies

Britannia Pharmacy402 m
Food hygiene (5-star)48% of 50

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

A.B PICTURE LTD
ASHVIK LIMITED
BRUNDA LTD
DAN SCRAP TRADE LTD
GLOBAL EVENTS LONDON LTD

+7 more

Investment

Investment grade, yield and market outlook

77

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
7.6% (high)London avg: 3.8%Strong yield — top 6% 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 owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,602m
Crossrail 2 route10,001m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,808 nationally

2,413

Est. population

13,119/km²

59%

Employed

42%

Degree educated

£43,100

Median income

4.7%

Claimant rate

Inner cityHigh densityOwner occupiers / families

47

Community stability

Age profile

32%
19%
22%
19%
Under 1832%
18–3419%
35–4922%
50–6419%
65+9%

Tenure

27%
36%
30%
Own outright27%
Own (mortgage)36%
Private rent30%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

70%
White British8%
White Other7%
Asian70%
Black6%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household18%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent30%
Social rent6%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
14
Local approval rate
80%
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
0
Under construction
0
Completed (3yr)
12
Largest scheme
413 homes · KING GEORGE HOSP., MAIN SITE & WEST WING, KING GEORGE HOSP., MAIN SITE & WEST WING, EASTERN AVENUE, IG2
Pipeline pressure
NONE

Named schemes (500m)

LAUNDRY SITE, LAUNDRY SITE, LEY STREET, IG166 homes
completed
Development Site At Ley Street House 497 To 499, 497-499 Ley Street House, Ley Street52 homes
completed
TAVR CENTRE, TAVR CENTRE, SPRINGFIELD DRIVE, HORNS ROAD, IG239 homes
completed
1-9, 1-9, Perrymans Farm Road, Newbury Park, IG2 7LB10 homes
completed
70, 70, Grosvenor Road, Ilford, IG1 1LA5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.4%
Ward turnout
31%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Sunny BrarLabour
Thavathuray JeyaranjanLabour
Niki Jaskirat ChahalLabour

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Key facts for IG2 6AG

Full postcodeIG2 6AG
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.571883
Longitude0.082526
Parliamentary constituencyIlford South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
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Companies
House
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Mail
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Agency
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