Newbury · Redbridge · Ilford South constituency · 51.56885, 0.08233

IG2 6AU— Newbury, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 34/100Yield 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
34
Environment
80
Investment
74

The bottom line

IG2 6AU 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: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 6AU

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 6AU

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

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“High-connectivity investment target”

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How IG2 6AU 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 · 8 min walk

KS2: 110.2

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 12 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 · 28 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)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Ilford Fire Station · 923m

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area87.3 m²

EPC breakdown

C
1%
D
5%

Based on 6 properties · Confidence: low

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£218,250
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

1999–2024 · CAGR

+4.9%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.7%

per year

Acceleration

-34.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£106k£120k+13.5%1.5
Post-dot-com plateau2004–2004£215k£215k+0%1
Pre-crash peak2005–2005£227k£227k+0%1
Help-to-Buy recovery2014–2014£355k£355k+0%1
Pandemic surge2021–2021£510k£510k+0%1
Rate-rise correction2022–2022£520k£520k+0%1
Current market2024–2024£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Newbury Park Underground StationCentral line
11 min walk
Newbury Park Station

Nearby stations

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

16

Walkability score

4

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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park476m
Santander docks (800m)0
Nearest cycle dock6.3 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: 12.2 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.7 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

11 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.2 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)

10

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oko Lounge (440 m)

Nearest supermarketLidl · 689 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)

429m

Post office

Nearby shops

Al-Madina Halal Meat500 m
Ley Street Food & Wine538 m
Late Night Food & Wine541 m
Tesco Express596 m

Nearby cafes

Ley Street Cafe545 m
Starbucks1.1 km

Nearby restaurants

Banana Leaf461 m
Crave481 m
Mirage Steak House507 m
Fireaway Pizza514 m

Nearby pubs

Oko Lounge440 m
General Havelock1.1 km
Prince of Wales1.1 km

Nearby pharmacies

Britannia Pharmacy739 m
Food hygiene (5-star)42% of 55

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ADVOCACY FOR GREEN ENERGY (AGE) LIMITED
ARETE REAL ESTATE LIMITED
K & A PROPERTIES GROUP LTD
LANCING HOUSE LTD

Investment

Investment grade, yield and market outlook

74

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 score17/100
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

36.9

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,302m
Crossrail 2 route10,054m

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
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
13
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
1
Under construction
1
Completed (3yr)
10
Largest scheme
413 homes · KING GEORGE HOSP., MAIN SITE & WEST WING, KING GEORGE HOSP., MAIN SITE & WEST WING, EASTERN AVENUE, IG2
Pipeline pressure
LOW

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
70, 70, Grosvenor Road, Ilford, IG1 1LA5 homes
completed
26, 26, Brisbane Road, Ilford, IG1 4SR5 homes
completed
497-499, 497-499, Ley Street, Ilford, IG2 7QX4 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 6AU

Full postcodeIG2 6AU
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.568847
Longitude0.082329
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
Digital
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Mail
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Agency
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