Newbury · Redbridge · Ilford South constituency · 51.56931, 0.09389

IG2 7AU— Newbury, Redbridge

Location and area intelligence for IG2 7AU, Newbury, Redbridge

The family fortress

 

Schools 100%Safety 77/100Transport 51/100Yield 7.63%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
77
Schools
60
Transport
51
Environment
64
Investment
76

The bottom line

IG2 7AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

IG2 7AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG2 7AU

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

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“The family fortress”

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How IG2 7AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Aldborough Primary School

Not yet inspected · 2 min walk

KS2: 109.1

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 7 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
↑ Rising 761.5%

-18% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour17%
Vehicle crime13%
Burglary7%
Robbery4%
Drug offences4%
Theft2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 844m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area95.8 m²

EPC breakdown

C
5%
D
4%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 3%Terraced 62%Flat 35%

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£239,500
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, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+5.3%

Total change

+265%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-27.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced62.1%
Flat/maisonette34.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£146k+106.7%1.2
Post-dot-com plateau2001–2003£160k£225k+40.6%1.7
Pre-crash peak2005–2007£212k£235k+10.6%2.3
GFC & correction2009–2009£257k£257k+0%3
Help-to-Buy recovery2013–2015£148k£286k+93.9%2
Brexit uncertainty2017–2017£313k£313k+0%2
Pandemic surge2020–2020£257k£257k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+1.4% α
Local
8.3%
District
6.9%
Terraced+0.2% α
Local
2.2%
District
2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Kings StationGreater Anglia line
7.4 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
8 min walk
Seven KingsNational Rail
8 min walk
Newbury Park Underground StationCentral
10 min walk
Goodmayes Rail StationElizabeth line
16 min walk
Barkingside Underground StationCentral
23 min walk
No bus stops within 400m

8

Walkability score

0

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City43 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 dock7.1 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: 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: 12.9 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 61%
More green space than 80% of London

Nearest SSSI: Hainault Forest 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 yield857.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE DOCTORS HOUSE

40 CAMERON ROAD, SEVEN KINGS, IG3 8LF

5 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketAldi · 869 m
6 tennis courts1 sports halls

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)

639m

Post office

Nearby shops

Best-one576 m
Best Moon Shop579 m
Co-op Food587 m
Best Moon Express588 m

Nearby cafes

Elixir990 m

Nearby restaurants

Brothers Fish Bar561 m
Top Wok571 m
RS Chicken & Pizza572 m
Milkshake Bar575 m

Nearby pharmacies

Britannia Pharmacy321 m
Pharmaram677 m
Food hygiene (5-star)53% of 58

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BUCKINGHAM COURT RESIDENTS MANAGEMENT LIMITED
JEYCEYLON LTD
SCV SPV 1 LTD
SONIMEX LTD
STATUS MOVE LTD

Investment

Investment grade, yield and market outlook

76

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

29.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,765m
Crossrail 2 route10,829m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,475 nationally

2,141

Est. population

15,929/km²

55%

Employed

37%

Degree educated

£40,900

Median income

7.6%

Claimant rate

SuburbanVery high densityEstablished mixed

36

Community stability

Age profile

28%
22%
23%
16%
Under 1828%
18–3422%
35–4923%
50–6416%
65+11%

Tenure

22%
25%
45%
Own outright22%
Own (mortgage)25%
Private rent45%
Social rent6%
Shared ownership1%
Rent free1%

Ethnicity

59%
White British10%
White Other11%
Asian59%
Black11%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household30%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent45%
Social rent6%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
19
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)
144
Largest scheme
88 homes · BAE SYSTEMS, BAE SYSTEMS, VICARAGE LANE, IG1 4AQ
Pipeline pressure
NONE

Named schemes (500m)

PART OF ST JOHNS CHURCH SITE, PART OF ST JOHNS CHURCH SITE, ST. JOHNS ROAD, IG227 homes
completed
113, 113, Breamore Road, Seven Kings, IG35 homes
completed
51, 51, Cameron Road, Ilford, IG3 8LG5 homes
completed
44, 44, Norfolk Road, Seven Kings, IG3 8LQ4 homes
completed
88, 88, Aldborough Road South, Ilford, IG3 8EY4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.4%
Ward turnout
31%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Sunny BrarLabour
Thavathuray JeyaranjanLabour
Niki Jaskirat ChahalLabour

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Key facts for IG2 7AU

Full postcodeIG2 7AU
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.569307
Longitude0.093894
Parliamentary constituencyIlford South
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