Deep-dive guides for IG2 6EQ
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At a glance
- 📍IG2 6EQ is in Valentines, Redbridge — exceptional school provision — 100% Good or Outstanding.
- 🏠Property prices average £488k (median). Crime is 73% below the London average.
- 👤Best for: Families, Owner-occupiers
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£487,500
Median sale price
This year
Terraced
Dominant type
Price history
EPC breakdown
Based on 11 properties · Confidence: medium
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Stamp Duty & Affordability Calculator
Stamp duty on median price (£487,500)
£11,875
Standard buyer
£3,125
First-time buyer
Save £8,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
Investment
Rental yield, rent and gentrification
36
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
Price growth potential
Development pressure
New supply risk
Safety
29 MayCrime rates and local incidents
LOW CRIME
17.3 incidents per 1,000 residents
-61% vs borough
Crime by type
Road safety
77
Road safety score
5
Accidents (5yr)
2
KSI (5yr)
Crime is 173% below London average
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
71
Walkability score
106
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
51 min
London Bridge
66 min
Victoria
55 min
Waterloo
42 min
Canary Wharf
39 min
City ★
Source: TfL Journey Planner (sector-level)
Location
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Gearies Primary School
Not yet inspected · 6 min walk
KS2: 108.3
Secondary
Valentines High School
Outstanding · 3 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Sheringham Nursery School & Children's Centre
Not inspected · 31 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Roding Valley Meadows SSSI — 7.0 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Health
GP, dental and hospital access
GANTS HILL MED CTR & THE REDBRIDGE SURG
63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP
5 min walk
66%
Recommend GP
66%
Overall GP experience
6
GPs within 1km
11
Dentists within 1km
2
Care homes (1km)
Demographics
22 AprPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 25,020 nationally
2,772
Est. population
13,989/km²
58%
Employed
48%
Degree educated
£43,100
Median income
4.2%
Claimant rate
48
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
50
Parks (1km)
29
Restaurants (800m)
8
Cafes (800m)
1
Pubs (400m)
1
Pharmacies (800m)
1
Gyms (1km)
6
Sports (1km)
2
Convenience
0
Libraries (1km)
0
Cinemas (2km)
460m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
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