Newbury · Redbridge · Ilford South constituency · 51.57418, 0.08783

IG2 7HY— Newbury, Redbridge

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

The practical family move

 

Schools 100%Safety 79/100Transport 46/100~8% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
79
Schools
90
Transport
46
Environment
59
Investment
63

The bottom line

IG2 7HY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 46 min to city — above average for this zone.

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Location

IG2 7HY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG2 7HY

🛡️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🔒 Very Safe

“The practical family move”

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How IG2 7HY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Newbury Park Primary School

Not yet inspected · Inspected Dec 2024 · 3 min walk

KS2: 107.7

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 7 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 · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.4km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,230/m²
Price per ft²£393/ft²
Avg floor area65.8 m²

EPC breakdown

C
53%
D
40%
E
3%
G
1%

Based on 97 properties · Confidence: high

Street mix

Semi 3%Flat 97%

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£164,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+5.7%

Total change

+434%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

+1.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached3.8%
Flat/maisonette96.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£77k+47.1%2.5
Post-dot-com plateau2002–2004£116k£160k+37.6%4.3
Pre-crash peak2005–2007£154k£175k+13.6%4
GFC & correction2008–2012£173k£150k-13%1
Help-to-Buy recovery2013–2016£125k£218k+74%2.5
Pandemic surge2020–2021£260k£190k-26.9%2
Rate-rise correction2022–2023£291k£275k-5.5%1
Current market2024–2025£275k£278k+1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
6.6%
District
5.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position40

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
2.6 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
2 min walk
Newbury Park Underground StationCentral
3 min walk
Barkingside Underground StationCentral
16 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
16 min walk
Gants Hill Underground StationCentral
19 min walk
No bus stops within 400m

35

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria61 min ↑
Waterloo59 min ↑
Canary Wharf48 min ↑
City ★46 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park168m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
289m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 7.2 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 yield857.7 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

4 min walk

57%

Recommend GP

57%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Oko Lounge (1.1 km)

Nearest supermarketLidl · 353 m
3 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)

371m

Post office

Nearby shops

M&S158 m
Co-Op456 m
Al-Madina Halal Meat1.1 km

Nearby restaurants

Oasis93 m
McDonald's236 m
Curry Special264 m
Mirage Steak House277 m

Nearby pubs

Oko Lounge1.1 km

Nearby pharmacies

Britannia Pharmacy344 m
Food hygiene (5-star)54% of 50

Business

Local businesses registered here

Active businesses
16
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

A CAISIN LIMITED
ALPHA TRAVEL SERVICES LTD
BARI01 LTD
FLAME PROPERTY SERVICES LTD
FLAME RESTAURANT AND BANQUETING LTD

+11 more

Investment

Investment grade, yield and market outlook

63

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 months1

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

8/100

Velocity score

Future outlook

54.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,006m
Crossrail 2 route10,321m

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)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
80%
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)
19
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
Former King George Hospital, Former King George Hospital, Eastern Avenue, Newbury Park, IG2412 homes
completed
1-9, 1-9, Perrymans Farm Road, Newbury Park, IG2 7LB10 homes
completed
6, 6, Youngs Road, Barkingside, Ilford, IG2 7LF9 homes
completed
107-111, 107-111, Netley Road, Ilford, IG2 7NW8 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 7HY

Full postcodeIG2 7HY
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.574181
Longitude0.087826
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