Cranbrook · Redbridge · Ilford North constituency · 51.57378, 0.06457

IG2 6JG— Cranbrook, Redbridge

Location and area intelligence for IG2 6JG, Cranbrook, Redbridge

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 47/100Yield 7.63%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
66
Schools
100
Transport
47
Environment
83
Investment
82

The bottom line

IG2 6JG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Investors.

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Location

IG2 6JG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for IG2 6JG

🛡️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 6JG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gearies Primary School

Not yet inspected · Inspected Nov 2024 · 10 min walk

KS2: 108.3

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 2 min walk

P8: +0.93A8: 59.3

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

118.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 962.5%

+86% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour13%
Vehicle crime8%
Theft6%
Burglary6%
Drug offences5%
Robbery4%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.2km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area117.3 m²

EPC breakdown

C
1%
D
4%
E
2%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 6%Terraced 88%Detached 6%

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£293,250
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+7.5%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.1%

per year

Acceleration

+61.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Semi-detached6.3%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£125k£182k+46.2%1
Post-dot-com plateau2001–2004£200k£278k+38.8%1.7
Pre-crash peak2006–2006£305k£305k+0%1
GFC & correction2009–2011£445k£440k-1.1%1
Help-to-Buy recovery2014–2016£460k£555k+20.7%1.5
Brexit uncertainty2017–2019£627k£455k-27.4%1
Pandemic surge2021–2021£610k£610k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
5%
District
6.7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill StationCentral line
3.6 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
4 min walk
Redbridge Underground StationCentral
17 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
21 min walk
IlfordNational Rail
21 min walk
Newbury Park Underground StationCentral
22 min walk
No bus stops within 400m

62

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria56 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★39 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
The Beehive· yes
578m

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: 9.0 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: 11.3 km away✗ Not Green Belt✗ Not AONB88% green spaceTree canopy: 55%
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

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

4 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

8

Care homes (1km)

Nearest hospitalSpire London East · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

8

Convenience

No pubs within 400m — nearest: King George V (673 m)

Nearest supermarketWhere 2 Save · 216 m
5 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

108m

Post office

Nearby shops

Costcutter106 m
Islamabad128 m
Devrim Corner Supermarket131 m
Adele264 m

Nearby cafes

Gardener's Cottage Cafe197 m
Blend 93198 m
chaiiwala229 m
Smoke & Pepper255 m

Nearby restaurants

Citi Kitchen101 m
Deluxe Lounge102 m
Zing115 m
Luigi's137 m

Nearby pubs

King George V673 m

Nearby gyms

Fernford Clubs407 m
Cranbrook Castle Lawn Tennis & Social Club462 m
Ilford Club590 m

Nearby pharmacies

Munro382 m

Nearby health

The Scan Clinic618 m
Dental Health Centre944 m
Orthodontic Gallery947 m
Food hygiene (5-star)52% of 123

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
0
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

AL-FALAH SUNFLOWER DAY CARE LTD
AL-FALAH THE SUNFLOWER NURSERY LTD
BRIGHTREND LTD
CEL CONSULTANTS LTD
DOOHAN & CO LTD

+15 more

Investment

Investment grade, yield and market outlook

82

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

44.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,187m
Crossrail 2 route8,739m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,021 nationally

2,155

Est. population

6,212/km²

60%

Employed

49%

Degree educated

£39,300

Median income

5.0%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

23%
27%
23%
14%
Under 1824%
18–3427%
35–4923%
50–6412%
65+14%

Tenure

20%
21%
48%
Own outright20%
Own (mortgage)21%
Private rent48%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

15%
61%
White British15%
White Other13%
Asian61%
Black4%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household43%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
17
Local approval rate
39%
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)
27
Largest scheme
214 homes · Former Odeon Cinema Site, 454 - 468, Former Odeon Cinema Site, 454 - 468, Eastern Avenue, Perth Road, Gants Hill, IG2 6DD
Pipeline pressure
NONE

Named schemes (500m)

Former Multi-Storey Car Park, Former Multi-Storey Car Park, Bramley Crescent, Gants Hill, IG2 6DA122 homes
completed
420, 420, Eastern Avenue, Ilford, IG2 6NS105 homes
completed
395, 395, Eastern Avenue, Ilford, IG2 6LR25 homes
completed
24-26, 24-26, BEEHIVE LANE, IG13 RG11 homes
completed
543-553, 543-553, CRANBROOK ROAD, IG210 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Chaudhary Mushtaq AhmedLabour
Saira Yasar JamilLabour
Syed Shikul IslamLabour

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Key facts for IG2 6JG

Full postcodeIG2 6JG
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardCranbrook
Latitude51.573783
Longitude0.064573
Parliamentary constituencyIlford North
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