Barkingside · Redbridge · Ilford North constituency · 51.57616, 0.07437

IG2 6LU— Barkingside, Redbridge

Location and area intelligence for IG2 6LU, Barkingside, Redbridge

The family fortress

 

Schools 100%Safety 81/100Transport 40/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
81
Schools
100
Transport
40
Environment
79
Investment
62

The bottom line

IG2 6LU 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 6LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for IG2 6LU

🛡️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 6LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Augustine's Catholic Primary School

Not yet inspected · 6 min walk

KS2: 104.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 7 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-1% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Anti-social behaviour15%
Vehicle crime10%
Burglary9%
Theft7%
Robbery7%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,280/m²
Price per ft²£583/ft²
Avg floor area101.5 m²

EPC breakdown

C
4%
D
12%
E
2%

Based on 18 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£253,750
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, 150 mm loft insulation
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

1995–2026 · CAGR

+6.8%

Total change

+668%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.7%

per year

Acceleration

+43.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£170k+102.4%1.3
Post-dot-com plateau2002–2004£173k£280k+62.3%1
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2010–2011£316k£293k-7.4%1.5
Help-to-Buy recovery2013–2016£333k£470k+41.4%1
Brexit uncertainty2019–2019£493k£493k+0%2
Pandemic surge2021–2021£610k£610k+0%2
Rate-rise correction2022–2023£600k£505k-15.8%2
Current market2026–2026£645k£645k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
5.9%
District
6.7%

CAGR over 22yr 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
Gants Hill Underground StationCentral line
6.8 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
7 min walk
Newbury Park StationNational Rail
13 min walk
Newbury Park Underground StationCentral
14 min walk
Barkingside Underground StationCentral
18 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
24 min walk
No bus stops within 400m

20

Walkability score

13

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park305m
Santander docks (800m)0
Nearest cycle dock6.0 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: 12.1 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.9 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

THE EASTERN AVENUE MEDICAL CENTRE

737 A CRANBROOK ROAD, IG2 6RJ

7 min walk

54%

Recommend GP

54%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (342 m)

Nearest supermarketWhere 2 Save · 550 m
4 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)

0

Cinemas (2km)

648m

Post office

Nearby shops

Tesco Express400 m
Euro Zone523 m
Adele585 m
Sainsbury's Local587 m

Nearby cafes

Tea Break494 m
Gold's Coffee537 m
chaiiwala549 m
Cupp Bubble Tea550 m

Nearby restaurants

Moldova455 m
Mr Singh's464 m
Bahubali478 m
Pizza GoGo496 m

Nearby pubs

King George V342 m

Nearby gyms

Ilford Club930 m

Nearby pharmacies

Munro539 m
Britannia Pharmacy626 m

Nearby health

The Scan Clinic355 m
Food hygiene (5-star)40% of 48

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AKSHAYA PRAKRUTHI LTD
BLACKGUILD & PARTNERS LIMITED
GMC VICTOR LTD
GRIFFON CONSTRUCTION LTD
GRIFFON INTERIORS LTD

+6 more

Investment

Investment grade, yield and market outlook

62

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

45.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,746m
Crossrail 2 route9,365m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,930 nationally

1,969

Est. population

15,242/km²

62%

Employed

48%

Degree educated

£44,300

Median income

4.5%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

25%
24%
25%
15%
Under 1825%
18–3424%
35–4925%
50–6415%
65+12%

Tenure

30%
27%
39%
Own outright30%
Own (mortgage)27%
Private rent39%
Social rent5%
Shared ownership0%

Ethnicity

61%
White British11%
White Other12%
Asian61%
Black4%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine16%
No car household30%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent39%
Social rent5%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
60%
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)
75
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)

604-606, 604-606, Cranbrook Road, Ilford, IG2 6RG9 homes
completed
614, Eastern Avenue, Ilford, IG2 6PQ, IG2 6PQ4 homes
completed
23, Parham Drive, Gants Hill3 homes
completed
576, 576, Cranbrook Road, Ilford, IG2 6RF3 homes
completed
Land between 4&5, Land between 4&5, Jefferson Close, Barkingside, IG2 6RZ2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.2%
Ward turnout
37%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Judith Anne Naomi GarfieldLabour
Martin SachsLabour
Mark Anthony SantosLabour

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Key facts for IG2 6LU

Full postcodeIG2 6LU
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.576164
Longitude0.074365
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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