Newbury · Redbridge · Ilford South constituency · 51.57369, 0.07939

IG2 6AP— Newbury, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 38/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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

Liveability
65
Safety
78
Schools
100
Transport
38
Environment
77
Investment
76

The bottom line

IG2 6AP 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 catches: high noise levels nearby and 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 6AP

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-37.0% vs London avg

Deep-dive guides for IG2 6AP

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

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Postcode Personality

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

“The family fortress”

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How IG2 6AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

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

Valentines High School

Outstanding · Inspected Oct 2021 · 11 min walk

P8: +0.93A8: 59.3

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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.1 incidents per 1,000 residents

Better than 70% of London
↑ Rising 776.9%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences32%
Other23%
Anti-social behaviour18%
Vehicle crime11%
Theft7%
Burglary6%
Drug offences2%
Robbery2%

Stop & search

0.4

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 · 1.5km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area85.9 m²

EPC breakdown

C
4%
D
9%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 91%Flat 9%

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£214,750
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, 25 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

1995–2022 · CAGR

+7.3%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.4%

per year

Acceleration

+51.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Terraced90.5%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£85k£86k+1.6%1.3
Post-dot-com plateau2001–2004£140k£236k+69.2%2.2
Pre-crash peak2006–2007£235k£265k+13%1.5
GFC & correction2008–2008£200k£200k+0%1
Help-to-Buy recovery2014–2014£331k£331k+0%1
Brexit uncertainty2017–2019£495k£418k-15.6%1
Rate-rise correction2022–2022£570k£570k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
11.7%
District
12.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
9.2 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
9 min walk
Newbury Park Underground StationCentral
10 min walk
Gants Hill Underground StationCentral
12 min walk
Barkingside Underground StationCentral
18 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
20 min walk
No bus stops within 400m

23

Walkability score

15

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)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park257m
Santander docks (800m)0
Nearest cycle dock6.2 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.2 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

NELFT REDBRIDGE DIABETES SERVICE

THE DIABETES CENTRE, BUNTINGBRIDGE ROAD, IG2 7LR

7 min walk

7

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (784 m)

Nearest supermarketLidl · 286 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)

225m

Post office

Nearby shops

M&S431 m
Co-Op511 m
Al-Madina Halal Meat1.1 km
Ley Street Food & Wine1.1 km

Nearby cafes

Valentines Park Cafe857 m
Ley Street Cafe1.1 km

Nearby restaurants

Banana Leaf324 m
Curry Special331 m
Mirage Steak House331 m
McDonald's351 m

Nearby pubs

King George V784 m
Oko Lounge1.0 km

Nearby pharmacies

Britannia Pharmacy336 m

Nearby health

The Scan Clinic799 m
Food hygiene (5-star)54% of 43

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ABA DELIVERY LTD
ALY DUARTE LIMITED
BENEVORCE INCORPORATION LIMITED
ELDMER LTD
FANTEK PRIVATE LIMITED

+1 more

Investment

Investment grade, yield and market outlook

76

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 score18/100
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

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,673m
Crossrail 2 route9,752m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,020 nationally

2,772

Est. population

13,989/km²

58%

Employed

48%

Degree educated

£43,100

Median income

3.8%

Claimant rate

Inner cityHigh densityOwner occupiers / families

48

Community stability

Age profile

26%
23%
24%
16%
Under 1826%
18–3423%
35–4924%
50–6416%
65+11%

Tenure

28%
36%
28%
Own outright28%
Own (mortgage)36%
Private rent28%
Social rent7%
Shared ownership1%

Ethnicity

66%
White British12%
White Other8%
Asian66%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household26%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent7%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
12
Local approval rate
50%
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)
9
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
TAVR CENTRE, TAVR CENTRE, SPRINGFIELD DRIVE, HORNS ROAD, IG239 homes
completed
31, 31, Quebec Road, Ilford, IG1 4TT7 homes
completed
70, 70, Grosvenor Road, Ilford, IG1 1LA5 homes
completed
614, Eastern Avenue, Ilford, IG2 6PQ, IG2 6PQ4 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
528
Constituency
Ilford North

Councillors

Sunny BrarLabour
Thavathuray JeyaranjanLabour
Niki Jaskirat ChahalLabour

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Key facts for IG2 6AP

Full postcodeIG2 6AP
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.573692
Longitude0.079390
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
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