Newbury · Redbridge · Ilford South constituency · 51.57341, 0.08280

IG2 6PE— Newbury, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 41/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
73
Schools
90
Transport
41
Environment
77
Investment
60

The bottom line

IG2 6PE 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 6PE

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 6PE

🛡️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

“High-connectivity investment target”

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How IG2 6PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Newbury Park Primary School

Not yet inspected · Inspected Dec 2024 · 4 min walk

KS2: 107.7

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 10 min walk

P8: -0.54A8: 38.4

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

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

93

Road safety score

7

Accidents (5yr)

10

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is +19% above London average

Property

12 Jun

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£2,857/m²
Price per ft²£265/ft²
Avg floor area48.8 m²

EPC breakdown

B
1%
C
6%
D
4%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 71%Other 29%

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£122,000
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, no insulation (assumed)
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

1995–2019 · CAGR

+8.9%

Total change

+673%

Market Activity

Price Velocity & Acceleration

Current Velocity

+136.1%

per year

Acceleration

+116.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£55k£55k+0%1
Post-dot-com plateau2001–2004£125k£180k+44%1
Brexit uncertainty2019–2019£425k£425k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Newbury Park Underground StationCentral line
6.7 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
6 min walk
Newbury Park Underground StationCentral
7 min walk
Gants Hill Underground StationCentral
15 min walk
Barkingside Underground StationCentral
18 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
18 min walk
No bus stops within 400m

38

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria61 min ↑
Waterloo59 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)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
612m

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: 12.4 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 19%
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

NEWBURY GROUP PRACTICE

NEWBURY PARK HEALTH CTRE, 40 PERRYMANS FARM ROAD, NEWBURY PARK, IG2 7LE

5 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.0 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

30

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Oko Lounge (944 m)

Nearest supermarketLidl · 180 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)

0

Cinemas (2km)

13m

Post office

Nearby shops

M&S209 m
Co-Op449 m
Al-Madina Halal Meat1.0 km
Ley Street Food & Wine1.0 km

Nearby cafes

Ley Street Cafe1.1 km

Nearby restaurants

Mirage Steak House92 m
Banana Leaf95 m
McDonald's134 m
Curry Special138 m

Nearby pubs

Oko Lounge944 m

Nearby pharmacies

Britannia Pharmacy232 m
Food hygiene (5-star)52% of 44

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
3
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

ANDREEA EXTRACLEAN LTD
CRIPTO BARBER'S LTD
EAST WEST OCEAN LTD
EL HOLDINGS UK LIMITED
EL PROPERTY HOLDINGS LIMITED

+15 more

Investment

Investment grade, yield and market outlook

60

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 score16/100
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

46.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,759m
Crossrail 2 route9,990m

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
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
14
Local approval rate
83%
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)
13
Largest scheme
413 homes · KING GEORGE HOSP., MAIN SITE & WEST WING, KING GEORGE HOSP., MAIN SITE & WEST WING, EASTERN AVENUE, IG2
Pipeline pressure
NONE

Named schemes (500m)

KING GEORGE HOSP., MAIN SITE & WEST WING, KING GEORGE HOSP., MAIN SITE & WEST WING, EASTERN AVENUE, IG2413 homes
completed
Former King George Hospital, Former King George Hospital, Eastern Avenue, Newbury Park, IG2412 homes
completed
LAUNDRY SITE, LAUNDRY SITE, LEY STREET, IG166 homes
completed
TAVR CENTRE, TAVR CENTRE, SPRINGFIELD DRIVE, HORNS ROAD, IG239 homes
completed
1-9, 1-9, Perrymans Farm Road, Newbury Park, IG2 7LB10 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 6PE

Full postcodeIG2 6PE
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.573407
Longitude0.082797
Parliamentary constituencyIlford South
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
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Office
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