Barkingside · Redbridge · Ilford North constituency · 51.58019, 0.07554

IG2 6RU— Barkingside, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 32/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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

Liveability
57
Safety
84
Schools
100
Transport
32
Environment
56
Investment
71

The bottom line

IG2 6RU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 6RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for IG2 6RU

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG2 6RU 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 · 1 min walk

KS2: 104.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 11 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.8 incidents per 1,000 residents

Better than 68% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences35%
Other27%
Vehicle crime15%
Anti-social behaviour13%
Burglary5%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area52.7 m²

EPC breakdown

C
12%
D
10%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£131,750
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)
Roof(another dwelling above)
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

1998–2021 · CAGR

+7.5%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.7%

per year

Acceleration

+3.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£54k£60k+12.8%2
Post-dot-com plateau2001–2003£60k£100k+66.7%3
Pre-crash peak2005–2005£120k£120k+0%1
GFC & correction2011–2012£70k£80k+14.3%1
Help-to-Buy recovery2014–2015£175k£178k+1.4%2
Brexit uncertainty2017–2017£222k£222k+0%2
Pandemic surge2021–2021£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
7.9%
District
8.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gants Hill Underground StationCentral line
9.2 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
10 min walk
Barkingside Underground StationCentral
14 min walk
Newbury Park Underground StationCentral
14 min walk
Newbury Park StationNational Rail
14 min walk
Fairlop Underground StationCentral
25 min walk
No bus stops within 400m

11

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria63 min ↑
Waterloo60 min ↑
Canary Wharf50 min ↑
City ★48 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park408m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Tesco Car Park· no
728m

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 AONB1% green spaceTree canopy: 70%
Less green space than 97% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.5 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

2 min walk

54%

Recommend GP

54%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 2.3 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

48

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (380 m)

No restaurants within 800m — nearest: Moldova (679 m)

Nearest supermarketTesco · 785 m

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)

865m

Post office

Nearby shops

Tesco Express566 m
Co-Op648 m
Euro Zone747 m
Gants Hill Food & Wine779 m

Nearby cafes

Tea Break731 m
Gold's Coffee758 m
Cupp Bubble Tea773 m
Creams816 m

Nearby restaurants

Moldova679 m
Mr Singh's684 m
Mandarin Palace705 m
Bahubali728 m

Nearby pubs

King George V380 m
The Chequers994 m

Nearby pharmacies

Munro711 m
Britannia Pharmacy753 m
Boots1.1 km

Nearby health

The Scan Clinic437 m
Longwood867 m
Food hygiene (5-star)47% of 30

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

71

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

26.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,178m
Crossrail 2 route9,393m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,837 nationally

1,779

Est. population

12,031/km²

55%

Employed

42%

Degree educated

£44,300

Median income

7.1%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

25%
20%
21%
19%
14%
Under 1826%
18–3420%
35–4921%
50–6420%
65+14%

Tenure

30%
29%
28%
Own outright30%
Own (mortgage)29%
Private rent28%
Social rent13%
Shared ownership0%
Rent free1%

Ethnicity

21%
55%
White British21%
White Other10%
Asian55%
Black5%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household28%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent28%
Social rent13%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
67%
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)
77
Largest scheme
66 homes · Development At, 378, Little Gearies, Barkingside, IG6 1HP
Pipeline pressure
NONE

Named schemes (500m)

Development At, 378, Little Gearies, Barkingside, IG6 1HP66 homes
completed
723-729, 723-729, Cranbrook Road, Ilford, IG2 6RJ9 homes
completed
604-606, 604-606, Cranbrook Road, Ilford, IG2 6RG9 homes
completed
Development Site at, Development Site at, Stanway Close, Chigwell, IG7 4BU6 homes
completed
Development At 630, Cranbrook Road5 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 6RU

Full postcodeIG2 6RU
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.580190
Longitude0.075544
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
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