Newbury · Redbridge · Ilford South constituency · 51.57275, 0.09024

IG2 7EJ— Newbury, Redbridge

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

The family fortress

 

Schools 100%Safety 79/100Transport 46/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
79
Schools
90
Transport
46
Environment
64
Investment
62

The bottom line

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

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Location

IG2 7EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for IG2 7EJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG2 7EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aldborough Primary School

Not yet inspected · 5 min walk

KS2: 109.1

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 8 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 37 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.8 incidents per 1,000 residents

Better than 72% of London
↑ Rising 670.0%

from a low base — still below London average

-39% vs borough

Crime by type

Violence & sexual offences40%
Other18%
Anti-social behaviour14%
Vehicle crime13%
Burglary8%
Drug offences6%
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 · 1.2km

Crime is 40% 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£4,388/m²
Price per ft²£408/ft²
Avg floor area125.3 m²

EPC breakdown

C
6%
D
12%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 91%Terraced 9%

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£313,250
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 CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+6.9%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+26.54

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached91.3%
Terraced8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£95k£145k+52.6%1
Post-dot-com plateau2001–2004£245k£262k+7.1%1.7
Pre-crash peak2005–2007£256k£375k+46.8%1.3
GFC & correction2008–2011£315k£437k+38.7%2
Help-to-Buy recovery2013–2013£375k£375k+0%1
Brexit uncertainty2019–2019£500k£500k+0%1
Pandemic surge2020–2021£546k£750k+37.5%1.5
Rate-rise correction2023–2023£562k£562k+0%2
Current market2024–2024£570k£570k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
4.1%
District
4.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Newbury Park Underground StationCentral line
3.7 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
3 min walk
Newbury Park Underground StationCentral
4 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
14 min walk
Barkingside Underground StationCentral
18 min walk
Goodmayes Rail StationElizabeth line
20 min walk
No bus stops within 400m

21

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria58 min ↑
Waterloo56 min ↑
Canary Wharf44 min ↓
City ★43 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park384m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
388m

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: 12.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PALMS MEDICAL CENTRE

97-101 NETLEY ROAD, IG2 7NW

6 min walk

57%

Recommend GP

57%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oko Lounge (1.0 km)

Nearest supermarketLidl · 568 m
4 tennis courts2 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)

534m

Post office

Nearby shops

M&S362 m
Co-Op685 m
Best-one1.0 km
Best Moon Shop1.0 km

Nearby restaurants

Oasis273 m
McDonald's429 m
Mirage Steak House429 m
Banana Leaf442 m

Nearby pubs

Oko Lounge1.0 km

Nearby pharmacies

Britannia Pharmacy360 m
Food hygiene (5-star)57% of 54

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ALCHEMIST PROPERTY INVESTMENT LIMITED
KALLAH ESTATE LTD
KALLAH GROUP LTD
KALR GROUP LTD
KALR LTD

+4 more

Investment

Investment grade, yield and market outlook

62

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

48.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,956m
Crossrail 2 route10,511m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,017 nationally

1,987

Est. population

16,114/km²

58%

Employed

43%

Degree educated

£40,900

Median income

5.8%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

28%
21%
24%
17%
Under 1828%
18–3421%
35–4924%
50–6417%
65+10%

Tenure

25%
29%
41%
Own outright25%
Own (mortgage)29%
Private rent41%
Social rent4%
Shared ownership1%
Rent free1%

Ethnicity

65%
White British10%
White Other10%
Asian65%
Black5%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine17%
No car household26%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent41%
Social rent4%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
16
Local approval rate
77%
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)
76
Largest scheme
413 homes · KING GEORGE HOSP., MAIN SITE & WEST WING, KING GEORGE HOSP., MAIN SITE & WEST WING, EASTERN AVENUE, IG2
Pipeline pressure
NONE

Named schemes (500m)

KING GEORGE HOSP., MAIN SITE & WEST WING, KING GEORGE HOSP., MAIN SITE & WEST WING, EASTERN AVENUE, IG2413 homes
completed
Newbury House, 890-900, Newbury House, 890-900, Eastern Avenue, IG2 7HH60 homes
completed
113, 113, Breamore Road, Seven Kings, IG35 homes
completed
115, 115, Wards Road, Ilford, IG2 7DZ4 homes
completed
Podium level, Block B, Podium level, Block B, Newbury Central, Off King George Avenue, Newbury Park, IG2 7HS2 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 7EJ

Full postcodeIG2 7EJ
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.572753
Longitude0.090243
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