Barkingside · Redbridge · Ilford North constituency · 51.58527, 0.06827

IG2 6YD— Barkingside, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 28/100~8% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
88
Schools
90
Transport
28
Environment
65
Investment
56

The bottom line

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

Less suited to Car-free commuters.

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Location

IG2 6YD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-5.0% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for IG2 6YD

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG2 6YD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parkhill Infants' School

Good · Inspected Oct 2023 · 6 min walk

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 13 min walk

P8: -0.29A8: 40.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.7 incidents per 1,000 residents

Better than 84% of London
→ Stable

-64% vs borough

Crime by type

Violence & sexual offences37%
Other24%
Anti-social behaviour16%
Vehicle crime16%
Burglary8%
Drug offences0%
Theft0%
Robbery0%

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 · 3.0km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,640/m²
Price per ft²£617/ft²
Avg floor area121.9 m²

EPC breakdown

C
1%
D
14%
E
6%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 50%Terraced 42%Detached 8%

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£304,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+791%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-2.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 48 sales

Property Type Mix

Total: 48 sales

Detached8.3%
Semi-detached50%
Terraced41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£225k+152.1%2.6
Post-dot-com plateau2001–2004£209k£337k+61.2%1.8
Pre-crash peak2005–2007£388k£450k+16.1%2.5
GFC & correction2008–2010£378k£423k+11.6%1.3
Help-to-Buy recovery2013–2016£422k£525k+24.4%2
Brexit uncertainty2017–2019£710k£495k-30.3%2
Pandemic surge2020–2021£760k£714k-6.1%1.5
Rate-rise correction2022–2022£763k£763k+0%2
Current market2025–2025£796k£796k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Weakest performer

Semi-detached

-1.6% alpha

Terraced-1.1% α
Local
6.9%
District
8%
Semi-detached-1.6% α
Local
5.7%
District
7.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing2
Trend Position40

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
11.8 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
12 min walk
Barkingside Underground StationCentral
18 min walk
Newbury Park Underground StationCentral
23 min walk
Newbury Park StationNational Rail
23 min walk
Redbridge Underground StationCentral
23 min walk
No bus stops within 400m

8

Walkability score

14

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock5.9 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: 9.0 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 AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.9 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

6 min walk

88%

Recommend GP

88%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: King George V (791 m)

No restaurants within 800m — nearest: Divine Ice Cream (804 m)

Nearest supermarketWhere 2 Save · 1.1 km

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)

219m

Post office

Nearby shops

Judiya Enterprises237 m
Co-op Food267 m
Green Shop660 m
Shalom Hotel Bagels884 m

Nearby cafes

Ice Cream and Tea Parlor624 m
Gold's Coffee1.0 km
Tea Break1.0 km
Cupp Bubble Tea1.0 km

Nearby restaurants

Divine Ice Cream804 m
Serene898 m
Thank Goodness For Pizza924 m
Mandarin Palace940 m

Nearby pubs

King George V791 m
The Unicorn825 m

Nearby pharmacies

Munro933 m

Nearby health

Longwood196 m
Orthodontic Gallery766 m
Dental Health Centre770 m
The Scan Clinic814 m
Food hygiene (5-star)41% of 17

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AARAJ ACCOUNTING SERVICES LIMITED
JANACLEANING LIMITED
METRO IMPORTS & EXPORTS LTD
NIVEX CONSULTANCY LIMITED
PRANAV CONSULTANTS LTD

+9 more

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 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

43.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,431m
Crossrail 2 route8,853m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,736 nationally

1,676

Est. population

14,615/km²

56%

Employed

46%

Degree educated

£39,900

Median income

4.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

24%
19%
21%
20%
15%
Under 1825%
18–3419%
35–4921%
50–6420%
65+15%

Tenure

36%
39%
17%
Own outright36%
Own (mortgage)39%
Private rent17%
Social rent8%
Shared ownership0%

Ethnicity

14%
66%
White British14%
White Other6%
Asian66%
Black7%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine16%
No car household11%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent17%
Social rent8%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
14
Local approval rate
59%
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)
80
Largest scheme
66 homes · Development At, 378, Little Gearies, Barkingside, IG6 1HP
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Kielder Close, Hainault, IG6 3ER10 homes
completed
Development At Land Between 17 Rushden Gardens And At 175, Longwood Gardens9 homes
completed
175, 175, Longwood Gardens, IG5 0EN6 homes
completed
55, 55, Rushden Gardens, Clayhall, IG5 0BW4 homes
completed
175, 175, Longwood Gardens, Ilford, IG5 0EN3 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 6YD

Full postcodeIG2 6YD
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.585273
Longitude0.068270
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