Barkingside · Redbridge · Ilford North constituency · 51.58215, 0.07247

IG2 6YF— Barkingside, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 32/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
100
Transport
32
Environment
57
Investment
54

The bottom line

IG2 6YF 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.

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Location

IG2 6YF

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 6YF

🛡️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 6YF 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 · 3 min walk

KS2: 104.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 12 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 41 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.5km

Crime is 61% 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£5,994/m²
Price per ft²£557/ft²
Avg floor area111.4 m²

EPC breakdown

C
3%
D
16%
E
3%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 43%Terraced 55%Detached 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£278,500
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

1995–2025 · CAGR

+7.2%

Total change

+701%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-22.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 42 sales

Property Type Mix

Total: 42 sales

Detached2.4%
Semi-detached42.9%
Terraced54.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£160k+98.8%1.8
Post-dot-com plateau2001–2004£195k£260k+33.3%3
Pre-crash peak2005–2007£268k£373k+39.3%2
GFC & correction2008–2012£370k£415k+12.2%1.6
Help-to-Buy recovery2013–2016£400k£500k+25%1
Brexit uncertainty2018–2019£495k£550k+11.1%1
Rate-rise correction2022–2023£700k£590k-15.7%1
Current market2024–2025£687k£645k-6.1%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-1.1% alpha

Terraced+0% α
Local
8.5%
District
8.5%
Semi-detached-1.1% α
Local
3.7%
District
4.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
9.1 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
10 min walk
Barkingside Underground StationCentral
15 min walk
Newbury Park Underground StationCentral
18 min walk
Newbury Park StationNational Rail
18 min walk
Fairlop Underground StationCentral
25 min walk
No bus stops within 400m

9

Walkability score

7

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)

1

EV chargers (800m)

Nearest car park485m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Tesco Car Park· no
735m

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 AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.2 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

1 min walk

88%

Recommend GP

88%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

Nearest hospitalSpire London East · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (435 m)

No restaurants within 800m — nearest: Mandarin Palace (704 m)

Nearest supermarketWhere 2 Save · 868 m

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)

578m

Post office

Nearby shops

Tesco Express599 m
Judiya Enterprises614 m
Co-op Food630 m
Shalom Hotel Bagels731 m

Nearby cafes

Tea Break761 m
Gold's Coffee771 m
Cupp Bubble Tea785 m
Creams825 m

Nearby restaurants

Mandarin Palace704 m
Moldova712 m
Mr Singh's714 m
Serene731 m

Nearby pubs

King George V435 m
The Chequers919 m

Nearby pharmacies

Munro704 m

Nearby health

The Scan Clinic480 m
Longwood576 m
Food hygiene (5-star)39% of 44

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AGL BASE LIMITED
ANYLUK LTD
ASG RETAIL LTD
AZ PMO CONSULTANCY LIMITED
BUILDING INTEGRATION SERVICES LTD

+15 more

Investment

Investment grade, yield and market outlook

54

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

52.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,267m
Crossrail 2 route9,163m

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)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
15
Local approval rate
63%
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)
89
Largest scheme
125 homes · City Gate House, 399-425, City Gate House, 399-425, Eastern Avenue, Gants Hill, IG2
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
604-606, 604-606, Cranbrook Road, Ilford, IG2 6RG9 homes
completed
723-729, 723-729, Cranbrook Road, Ilford, IG2 6RJ9 homes
completed
Development Site at, Development Site at, Stanway Close, Chigwell, IG7 4BU6 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 6YF

Full postcodeIG2 6YF
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.582151
Longitude0.072473
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