Barkingside · Redbridge · Ilford North constituency · 51.58409, 0.07054

IG2 6YE— Barkingside, Redbridge

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

The family fortress

 

Schools 100%Safety 85/100Transport 30/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
85
Schools
90
Transport
30
Environment
63
Investment
53

The bottom line

IG2 6YE 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: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG2 6YE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG2 6YE meets your needs.

Location

IG2 6YE

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-45.0% vs London avg

Deep-dive guides for IG2 6YE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG2 6YE with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG2 6YE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gearies Primary School

Not yet inspected · Inspected Nov 2024 · 6 min walk

KS2: 108.3

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 12 min walk

P8: +0.87A8: 77.4

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 · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.7 incidents per 1,000 residents

Better than 74% of London
→ Stable

-44% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour28%
Other22%
Vehicle crime9%
Burglary6%
Drug offences2%
Theft2%
Robbery0%

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 · 2.8km

Crime is 45% below 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£5,198/m²
Price per ft²£483/ft²
Avg floor area163.1 m²

EPC breakdown

C
3%
D
12%
E
3%
F
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 82%Terraced 4%Detached 13%

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£407,750
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, 100 mm loft insulation
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

1995–2025 · CAGR

+6.4%

Total change

+551%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.3%

per year

Acceleration

+3.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 45 sales

Property Type Mix

Total: 45 sales

Detached13.3%
Semi-detached82.2%
Terraced4.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£127k£194k+52.4%2
Post-dot-com plateau2001–2004£276k£451k+63.5%2
Pre-crash peak2005–2007£410k£455k+11%1.5
GFC & correction2008–2012£455k£500k+9.9%1.3
Help-to-Buy recovery2013–2016£635k£668k+5.1%2.7
Brexit uncertainty2019–2019£719k£719k+0%4
Pandemic surge2020–2021£723k£793k+9.6%2.5
Rate-rise correction2023–2023£700k£700k+0%3
Current market2024–2025£750k£827k+10.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.7% alpha

Semi-detached-1.7% α
Local
5.9%
District
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
10.7 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
11 min walk
Barkingside Underground StationCentral
16 min walk
Newbury Park Underground StationCentral
20 min walk
Newbury Park StationNational Rail
21 min walk
Fairlop Underground StationCentral
24 min walk
No bus stops within 400m

8

Walkability score

10

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 park663m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Tesco Car Park· no
781m

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 AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.0 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

3

Dentists within 1km

1

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

78

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 (638 m)

No restaurants within 800m — nearest: Serene (830 m)

Nearest supermarketWhere 2 Save · 1.0 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)

334m

Post office

Nearby shops

Judiya Enterprises367 m
Co-op Food387 m
Tesco Express769 m
Green Shop801 m

Nearby cafes

Gold's Coffee913 m
Tea Break914 m
Cupp Bubble Tea925 m
Creams960 m

Nearby restaurants

Serene830 m
Mandarin Palace843 m
Thank Goodness For Pizza847 m
Ghost Burgers869 m

Nearby pubs

King George V638 m
The Unicorn1.0 km

Nearby pharmacies

Munro838 m

Nearby health

Longwood328 m
The Scan Clinic671 m
Food hygiene (5-star)37% of 38

Business

Local businesses registered here

Active businesses
41
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AA AND ISHAA LIMITED
AA AND ISHAA PROPERTIES LTD
AAS PROPERTY MANAGEMENT LTD
AI COMPUTING LTD
AMB PROPERTY SERVICES LTD

+15 more

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

50.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,391m
Crossrail 2 route9,016m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,478 nationally

1,513

Est. population

7,682/km²

59%

Employed

45%

Degree educated

£39,900

Median income

3.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

23%
18%
20%
20%
19%
Under 1823%
18–3418%
35–4920%
50–6420%
65+19%

Tenure

46%
36%
16%
Own outright46%
Own (mortgage)36%
Private rent16%
Social rent2%
Shared ownership0%

Ethnicity

28%
47%
White British28%
White Other9%
Asian47%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household16%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent16%
Social rent2%

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)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
11
Local approval rate
69%
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)
88
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
3, 3, Kielder Close, Hainault, IG6 3ER10 homes
completed
Development At Land Between 17 Rushden Gardens And At 175, Longwood Gardens9 homes
completed
723-729, 723-729, Cranbrook Road, Ilford, IG2 6RJ9 homes
completed
175, 175, Longwood Gardens, IG5 0EN6 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

Live in IG2 6YE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG2 6YE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG2 6YE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG2 6YE

Full postcodeIG2 6YE
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.584091
Longitude0.070540
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