Barkingside · Redbridge · Ilford North constituency · 51.57869, 0.07032

IG2 6TB— Barkingside, Redbridge

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

The practical family move

 

Schools 100%Safety 79/100Transport 42/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
79
Schools
100
Transport
42
Environment
57
Investment
63

The bottom line

IG2 6TB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 6TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.5% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for IG2 6TB

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

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“The practical family move”

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How IG2 6TB 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 · 2 min walk

KS2: 108.3

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 7 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.6 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour22%
Vehicle crime8%
Burglary6%
Drug offences4%
Theft4%
Robbery2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is +21% above London average

Property

2 Jul

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£6,854/m²
Price per ft²£637/ft²
Avg floor area79.5 m²

EPC breakdown

C
17%
D
27%
E
2%
F
1%

Based on 47 properties · Confidence: high

Street mix

Semi 31%Terraced 2%Flat 64%Other 2%

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£198,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+548%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.1%

per year

Acceleration

-79.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached36.1%
Terraced2.8%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£112k+37.7%1.6
Post-dot-com plateau2001–2004£79k£203k+157.1%2.2
Pre-crash peak2005–2007£150k£307k+104.7%1.7
GFC & correction2011–2011£149k£149k+0%1
Help-to-Buy recovery2013–2014£300k£215k-28.3%3
Brexit uncertainty2017–2019£288k£200k-30.4%1
Pandemic surge2020–2020£238k£238k+0%1
Rate-rise correction2022–2022£460k£460k+0%2
Current market2025–2025£525k£525k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Semi-detached

-2.4% alpha

Flat/maisonette-0.2% α
Local
7.8%
District
8%
Semi-detached-2.4% α
Local
0.1%
District
2.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Gants Hill Underground StationCentral
5 min walk
Newbury Park Underground StationCentral
18 min walk
Barkingside Underground StationCentral
19 min walk
Redbridge Underground StationCentral
22 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
27 min walk
No bus stops within 400m

38

Walkability score

32

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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park99m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
The Beehive· yes
787m

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: 12.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 83% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.6 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

KENWOOD MEDICAL

KENWOOD GARDENS, IG2 6YG

4 min walk

88%

Recommend GP

88%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

24

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketWhere 2 Save · 461 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

749m

Post office

Nearby shops

Tesco Express189 m
Euro Zone364 m
Gants Hill Food & Wine380 m
Singhsberry's Fruit & Veg393 m

Nearby cafes

Tea Break355 m
Gold's Coffee373 m
Cupp Bubble Tea388 m
Creams430 m

Nearby restaurants

Moldova304 m
Mr Singh's307 m
Mandarin Palace313 m
Pizza GoGo355 m

Nearby pubs

King George V55 m

Nearby gyms

Ilford Club1.1 km

Nearby pharmacies

Munro317 m

Nearby health

The Scan Clinic70 m
Longwood919 m
Food hygiene (5-star)48% of 118

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AA ACCOUNTING SOLUTIONS LTD
NEUVATECH LTD
YOUR CHOICE CONSTRUCTION SERVICE LIMITED

Investment

Investment grade, yield and market outlook

63

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,857m
Crossrail 2 route9,051m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,262 nationally

2,163

Est. population

11,932/km²

60%

Employed

46%

Degree educated

£44,300

Median income

6.4%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

30%
27%
24%
Under 1830%
18–3427%
35–4924%
50–6411%
65+8%

Tenure

19%
28%
42%
Own outright19%
Own (mortgage)28%
Private rent42%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

18%
57%
White British11%
White Other18%
Asian57%
Black3%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine16%
No car household41%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent42%
Social rent10%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
15
Local approval rate
56%
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)
82
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
Car Park plus 5 and 7, Car Park plus 5 and 7, Parham Drive, Gants Hill, IG256 homes
completed
395, 395, Eastern Avenue, Ilford, IG2 6LR25 homes
completed
3, 3, Kielder Close, Hainault, IG6 3ER10 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 6TB

Full postcodeIG2 6TB
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.578691
Longitude0.070323
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