Barkingside · Redbridge · Ilford North constituency · 51.57677, 0.06523

IG2 6NE— Barkingside, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 51/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
79
Schools
100
Transport
51
Environment
81
Investment
79

The bottom line

IG2 6NE 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 6NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for IG2 6NE

🛡️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 6NE 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 · 6 min walk

KS2: 108.3

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 4 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.8 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour19%
Vehicle crime15%
Drug offences3%
Theft3%
Burglary3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.4km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area68.9 m²

EPC breakdown

C
6%
D
10%
E
5%

Based on 21 properties · Confidence: medium

Street mix

Terraced 40%Flat 53%Other 7%

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£172,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+0.1%

Total change

+2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.6%

per year

Acceleration

-84.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Terraced46.2%
Flat/maisonette53.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£265k£265k+0%2
Post-dot-com plateau2003–2004£130k£245k+88.5%1.5
Pre-crash peak2005–2007£164k£170k+3.7%1.7
GFC & correction2008–2008£190k£190k+0%1
Help-to-Buy recovery2014–2014£320k£320k+0%1
Rate-rise correction2022–2022£270k£270k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-18.5% alpha

Terraced-18.5% α
Local
-1.6%
District
16.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Gants Hill Underground StationCentral line
0.3 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
1 min walk
Redbridge Underground StationCentral
17 min walk
Newbury Park Underground StationCentral
22 min walk
Barkingside Underground StationCentral
24 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
25 min walk
No bus stops within 400m

60

Walkability score

94

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park102m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
The Beehive· yes
439m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed428 Mbps
Median download417 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.6 km away✗ Not Green Belt✗ Not AONB82% 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

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

1 min walk

66%

Recommend GP

66%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSpire London East · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

7

Convenience

No pubs within 400m — nearest: King George V (432 m)

Nearest supermarketWhere 2 Save · 190 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)

437m

Post office

Nearby shops

Armada17 m
Singhsberry's Fruit & Veg31 m
Gants Hill Food & Wine62 m
Sainsbury's Local91 m

Nearby cafes

Creams103 m
Cupp Bubble Tea106 m
Smoke & Pepper109 m
Gold's Coffee111 m

Nearby restaurants

Fire Bean8 m
The Thrill Of The Grill17 m
Thank Goodness For Pizza48 m
Ghost Burgers55 m

Nearby pubs

King George V432 m

Nearby gyms

Fernford Clubs626 m
Cranbrook Castle Lawn Tennis & Social Club747 m
Ilford Club895 m

Nearby pharmacies

Munro104 m

Nearby health

The Scan Clinic377 m
Dental Health Centre684 m
Orthodontic Gallery686 m
Inglehurst Dentist Practice794 m
Food hygiene (5-star)52% of 122

Business

Local businesses registered here

Active businesses
33
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
21
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ADEL BUSINESS VENTURES LTD
ARMADA BALTIC LTD
ATMAR & CO. LTD
BALLMI'S CLAN LTD
BLR LT LIMITED

+15 more

Investment

Investment grade, yield and market outlook

79

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 score22/100
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

50.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,500m
Crossrail 2 route8,729m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,972 nationally

1,916

Est. population

10,207/km²

57%

Employed

44%

Degree educated

£39,900

Median income

3.9%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

24%
23%
23%
17%
14%
Under 1824%
18–3423%
35–4923%
50–6417%
65+14%

Tenure

29%
28%
36%
Own outright29%
Own (mortgage)28%
Private rent37%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

61%
White British11%
White Other12%
Asian61%
Black5%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine15%
No car household30%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
20
Local approval rate
47%
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)
23
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 Odeon Cinema Site, 454 - 468, Former Odeon Cinema Site, 454 - 468, Eastern Avenue, Perth Road, Gants Hill, IG2 6DD214 homes
completed
City Gate House, 399-425, City Gate House, 399-425, Eastern Avenue, Gants Hill, IG2125 homes
completed
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
Car Park plus 5 and 7, Car Park plus 5 and 7, Parham Drive, Gants Hill, IG256 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 6NE

Full postcodeIG2 6NE
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.576766
Longitude0.065228
Parliamentary constituencyIlford North
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
Companies
House
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Mail
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Agency
Ofcom
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