Aldborough · Redbridge · Ilford North constituency · 51.57807, 0.07662

IG2 6SB— Aldborough, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 33/100~8% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
84
Schools
100
Transport
33
Environment
56
Investment
58

The bottom line

IG2 6SB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 6SB

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 6SB

🛡️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 6SB 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 · 4 min walk

KS2: 104.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 10 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 36 min walk

4 primaries · 1 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 risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£4,827/m²
Price per ft²£448/ft²
Avg floor area100 m²

EPC breakdown

C
2%
D
13%
E
5%
F
2%

Based on 22 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£250,000
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, 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

1995–2026 · CAGR

+6.1%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+1.04

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 40 sales

Property Type Mix

Total: 40 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£125k+64.5%1.8
Post-dot-com plateau2002–2004£175k£278k+58.6%2.3
Pre-crash peak2005–2007£250k£310k+24%1.7
GFC & correction2009–2012£268k£247k-7.8%1.5
Help-to-Buy recovery2016–2016£415k£415k+0%1
Brexit uncertainty2017–2019£429k£613k+42.8%2
Pandemic surge2020–2021£425k£540k+27.1%1.5
Rate-rise correction2022–2023£475k£492k+3.5%1
Current market2024–2026£480k£475k-1%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
6.6%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
8.9 min walk
Newbury Park Station

Nearby stations

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

15

Walkability score

9

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park393m
Santander docks (800m)0
Nearest cycle dock6.2 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: 12.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 97% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.7 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

5 min walk

54%

Recommend GP

54%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (397 m)

No restaurants within 800m — nearest: Moldova (636 m)

Nearest supermarketLidl · 552 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)

663m

Post office

Nearby shops

Co-Op500 m
Tesco Express545 m
Euro Zone709 m
M&S755 m

Nearby cafes

Tea Break684 m
Gold's Coffee722 m
Cupp Bubble Tea736 m
chaiiwala758 m

Nearby restaurants

Moldova636 m
Mr Singh's644 m
Curry Special658 m
Bahubali674 m

Nearby pubs

King George V397 m

Nearby pharmacies

Britannia Pharmacy547 m
Munro699 m

Nearby health

The Scan Clinic442 m
Food hygiene (5-star)48% of 40

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

4 WALLS AND A ROOF LTD
CADIZ ENTERPRISE UK LIMITED
EURO FURNITURE GROUP LTD
FARIS HORIZON HOMES LIMITED
INTRANET ROAD MAP LIMITED

+5 more

Investment

Investment grade, yield and market outlook

58

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 months2

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

17/100

Velocity score

Future outlook

47.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,007m
Crossrail 2 route9,492m

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
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
20
Local approval rate
70%
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)
81
Largest scheme
66 homes · Development At, 378, Little Gearies, Barkingside, IG6 1HP
Pipeline pressure
NONE

Named schemes (500m)

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
731-733, 731-733, Cranbrook Road, Ilford, IG2 6RJ5 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 6SB

Full postcodeIG2 6SB
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.578067
Longitude0.076617
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
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey