Aldborough · Redbridge · Ilford North constituency · 51.57427, 0.08074

IG2 6PW— Aldborough, Redbridge

Location and area intelligence for IG2 6PW, Aldborough, Redbridge

The family fortress

 

Schools 100%Safety 84/100Transport 35/100~8% 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
63
Safety
84
Schools
90
Transport
35
Environment
78
Investment
56

The bottom line

IG2 6PW 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 6PW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for IG2 6PW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG2 6PW 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 · 11 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

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences33%
Other21%
Vehicle crime19%
Anti-social behaviour18%
Drug offences4%
Burglary3%
Theft1%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is 33% below 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£7,331/m²
Price per ft²£681/ft²
Avg floor area68.2 m²

EPC breakdown

C
2%
D
5%
E
2%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 89%Other 11%

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£170,500
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)
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.1%

Total change

+784%

Market Activity

Price Velocity & Acceleration

Current Velocity

+122.5%

per year

Acceleration

+125.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£109k+94.6%1.3
Post-dot-com plateau2001–2004£117k£230k+97.4%1
GFC & correction2009–2009£223k£223k+0%1
Rate-rise correction2023–2023£495k£495k+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 2

Poor

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

Nearby stations

Newbury Park StationNational Rail
8 min walk
Newbury Park Underground StationCentral
8 min walk
Gants Hill Underground StationCentral
13 min walk
Barkingside Underground StationCentral
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
20 min walk
No bus stops within 400m

36

Walkability score

25

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park147m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
702m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.1 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

NELFT REDBRIDGE DIABETES SERVICE

THE DIABETES CENTRE, BUNTINGBRIDGE ROAD, IG2 7LR

6 min walk

7

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (819 m)

Nearest supermarketLidl · 172 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)

160m

Post office

Nearby shops

M&S333 m
Co-Op405 m
Al-Madina Halal Meat1.1 km
Ley Street Food & Wine1.1 km

Nearby cafes

Ley Street Cafe1.2 km

Nearby restaurants

Curry Special229 m
McDonald's256 m
Mirage Steak House259 m
Banana Leaf267 m

Nearby pubs

King George V819 m
Oko Lounge1.1 km

Nearby pharmacies

Britannia Pharmacy222 m
Food hygiene (5-star)48% of 40

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

56

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

Medium

Demand

Medium

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

44.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,774m
Crossrail 2 route9,834m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,166 nationally

1,656

Est. population

17,024/km²

59%

Employed

44%

Degree educated

£38,600

Median income

4.8%

Claimant rate

SuburbanVery high densityOwner occupiers / families

52

Community stability

Age profile

27%
20%
23%
16%
14%
Under 1827%
18–3421%
35–4923%
50–6416%
65+14%

Tenure

36%
36%
25%
Own outright36%
Own (mortgage)36%
Private rent25%
Social rent3%
Shared ownership0%

Ethnicity

60%
White British12%
White Other10%
Asian60%
Black8%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household16%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

vs. London

Income vs London-8.1%

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)
8
Planning apps (3 years)
18
Local approval rate
75%
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)
10
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)

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
6, 6, Youngs Road, Barkingside, Ilford, IG2 7LF9 homes
completed
70, 70, Grosvenor Road, Ilford, IG1 1LA5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

John HowardLabour
Jyotsna Rahman IslamLabour
Lebo PhakoeLabour

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Key facts for IG2 6PW

Full postcodeIG2 6PW
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.574271
Longitude0.080744
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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for London
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