Barkingside · Redbridge · Ilford North constituency · 51.58059, 0.06940

IG2 6TT— Barkingside, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 34/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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

Liveability
68
Safety
87
Schools
100
Transport
34
Environment
57
Investment
70

The bottom line

IG2 6TT 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: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 6TT

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+5.5% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for IG2 6TT

🛡️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 6TT 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 · 1 min walk

KS2: 108.3

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 9 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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.4 incidents per 1,000 residents

Better than 82% of London
→ Stable

-60% vs borough

Crime by type

Violence & sexual offences39%
Other22%
Anti-social behaviour17%
Vehicle crime7%
Theft5%
Burglary5%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.5km

Crime is 61% below London average

Property

Prices, sales volume and market trends

Avg floor area108.3 m²

EPC breakdown

C
9%
D
21%
E
1%

Based on 31 properties · Confidence: high

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£270,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.7%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-41.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£71k£111k+55.4%2.3
Post-dot-com plateau2001–2004£143k£220k+53.8%4.7
Pre-crash peak2005–2006£224k£250k+11.6%3.5
GFC & correction2008–2012£305k£250k-18%2
Help-to-Buy recovery2013–2015£340k£403k+18.4%1.3
Brexit uncertainty2018–2019£480k£492k+2.4%1
Pandemic surge2021–2021£620k£620k+0%3
Rate-rise correction2023–2023£528k£528k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.7%
District
7.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
6 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
6 min walk
Barkingside Underground StationCentral
18 min walk
Newbury Park Underground StationCentral
19 min walk
Newbury Park StationNational Rail
19 min walk
Redbridge Underground StationCentral
22 min walk
No bus stops within 400m

28

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria66 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City ★49 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park318m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
The Beehive· yes
785m

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 AONB1% green spaceTree canopy: 70%
Less green space than 96% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.4 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

3 min walk

88%

Recommend GP

88%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketWhere 2 Save · 623 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)

718m

Post office

Nearby shops

Tesco Express372 m
Shalom Hotel Bagels457 m
Gants Hill Food & Wine462 m
Singhsberry's Fruit & Veg506 m

Nearby cafes

Tea Break517 m
Gold's Coffee518 m
Cupp Bubble Tea532 m
Creams569 m

Nearby restaurants

Mandarin Palace449 m
Serene459 m
Thank Goodness For Pizza466 m
Mr Singh's473 m

Nearby pubs

King George V269 m

Nearby pharmacies

Munro446 m

Nearby health

The Scan Clinic287 m
Longwood705 m
Orthodontic Gallery730 m
Dental Health Centre732 m
Food hygiene (5-star)47% of 123

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BIOCROCKS UK LTD
C & G CONSTRUCTIONLTD LIMITED
CLOUD DEALS UK LTD
COTTONCLUB LONDON LIMITED
FAWZ GROUP LTD

+8 more

Investment

Investment grade, yield and market outlook

70

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 score24/100
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

50.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,011m
Crossrail 2 route8,965m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,084 nationally

1,615

Est. population

15,632/km²

60%

Employed

47%

Degree educated

£44,300

Median income

3.4%

Claimant rate

SuburbanVery high densityOwner occupiers / families

56

Community stability

Age profile

26%
20%
23%
19%
Under 1826%
18–3420%
35–4923%
50–6419%
65+13%

Tenure

38%
41%
19%
Own outright38%
Own (mortgage)41%
Private rent19%
Social rent2%
Shared ownership0%

Ethnicity

14%
62%
White British14%
White Other12%
Asian63%
Black3%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine14%
No car household15%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent19%
Social rent2%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
17
Local approval rate
58%
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)
93
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)

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
604-606, 604-606, Cranbrook Road, Ilford, IG2 6RG9 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 6TT

Full postcodeIG2 6TT
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.580586
Longitude0.069399
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
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