Newbury · Redbridge · Ilford South constituency · 51.57043, 0.07875

IG2 6AS— Newbury, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 35/100~8% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
78
Schools
90
Transport
35
Environment
80
Investment
60

The bottom line

IG2 6AS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers 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 6AS

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 6AS

🛡️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 6AS 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 · 9 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 14 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 · 28 min walk

3 primaries · 1 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.2km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG2 district median

£220,250

Based on 43 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,801/m²
Price per ft²£539/ft²
Avg floor area91.5 m²

EPC breakdown

B
1%
C
7%
D
14%
E
5%

Based on 27 properties · Confidence: medium

Street mix

Terraced 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£228,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-0.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 46 sales

Property Type Mix

Total: 46 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£69k£142k+105.1%2.5
Post-dot-com plateau2001–2004£162k£240k+48.1%1.5
Pre-crash peak2005–2007£200k£268k+34%4
GFC & correction2009–2012£262k£294k+12.2%2
Help-to-Buy recovery2013–2016£360k£372k+3.4%1.5
Brexit uncertainty2018–2019£450k£449k-0.3%1.5
Pandemic surge2020–2021£493k£450k-8.7%1.5
Rate-rise correction2023–2023£525k£525k+0%1
Current market2024–2026£530k£520k-1.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.5%
District
8.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

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
11.6 min walk
Newbury Park Station

Nearby stations

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

16

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria61 min ↑
Waterloo58 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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park174m
Santander docks (800m)0
Nearest cycle dock6.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.6 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 yield857.8 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

11 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

57

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: Oko Lounge (685 m)

Nearest supermarketLidl · 587 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)

427m

Post office

Nearby shops

M&S630 m
Al-Madina Halal Meat733 m
Ley Street Food & Wine758 m
Late Night Food & Wine760 m

Nearby cafes

Valentines Park Cafe618 m
Ley Street Cafe762 m
Starbucks1.2 km

Nearby restaurants

Banana Leaf447 m
Mirage Steak House488 m
McDonald's564 m
Curry Special572 m

Nearby pubs

Oko Lounge685 m
General Havelock1.2 km

Nearby pharmacies

Britannia Pharmacy643 m
Food hygiene (5-star)46% of 41

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A STAR DIRECT LTD
CLAUDIA CRISTINA LTD
DHANWANTH INNOVATIONS LIMITED
DLM&DOROFTIA LIMITED
EAST END EVENTS LTD

+14 more

Investment

Investment grade, yield and market outlook

60

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
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
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.3

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,333m
Crossrail 2 route9,775m

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
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
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
1
Under construction
1
Completed (3yr)
10
Largest scheme
66 homes · LAUNDRY SITE, LAUNDRY SITE, LEY STREET, IG1
Pipeline pressure
LOW

Named schemes (500m)

LAUNDRY SITE, LAUNDRY SITE, LEY STREET, IG166 homes
completed
31, 31, Quebec Road, Ilford, IG1 4TT7 homes
completed
26, 26, Brisbane Road, Ilford, IG1 4SR5 homes
completed
102, 102, Coventry Road, Ilford, Essex, IG15 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
528
Constituency
Ilford North

Councillors

Sunny BrarLabour
Thavathuray JeyaranjanLabour
Niki Jaskirat ChahalLabour

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Key facts for IG2 6AS

Full postcodeIG2 6AS
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.570430
Longitude0.078751
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