Aldborough · Redbridge · Ilford North constituency · 51.57787, 0.08533

IG2 7LP— Aldborough, Redbridge

Location and area intelligence for IG2 7LP, Aldborough, Redbridge

The practical family move

 

Schools 100%Safety 76/100Transport 42/100~8% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
76
Schools
90
Transport
42
Environment
58
Investment
67

The bottom line

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

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 7LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for IG2 7LP

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

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“The practical family move”

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How IG2 7LP 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 · 5 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.3 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+47% vs borough

Crime by type

Other34%
Violence & sexual offences23%
Anti-social behaviour23%
Vehicle crime8%
Robbery3%
Burglary3%
Drug offences3%
Theft3%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.8km

Crime is +44% above 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£8,320/m²
Price per ft²£773/ft²
Avg floor area64.4 m²

EPC breakdown

C
4%
D
16%
E
3%

Based on 23 properties · Confidence: medium

Street mix

Terraced 39%Detached 3%Flat 59%

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£161,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

+8%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-31.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 38 sales

Property Type Mix

Total: 38 sales

Detached2.6%
Terraced39.5%
Flat/maisonette57.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£57k+12.7%2
Post-dot-com plateau2001–2002£117k£94k-19.8%2.5
Pre-crash peak2005–2007£130k£157k+21.2%1.7
GFC & correction2008–2012£215k£126k-41.4%1.5
Help-to-Buy recovery2014–2016£180k£234k+29.9%2
Brexit uncertainty2019–2019£225k£225k+0%1
Pandemic surge2021–2021£395k£395k+0%3
Rate-rise correction2022–2022£515k£515k+0%1
Current market2025–2025£510k£510k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.7% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+3.7% α
Local
9.3%
District
5.6%
Terraced+0.4% α
Local
9.5%
District
9.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position10

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
4.8 min walk
Newbury Park Station

Nearby stations

Newbury Park Underground StationCentral
5 min walk
Newbury Park StationNational Rail
5 min walk
Barkingside Underground StationCentral
11 min walk
Gants Hill Underground StationCentral
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
22 min walk
No bus stops within 400m

25

Walkability score

52

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park157m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
394m

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 AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 6.8 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

NELFT REDBRIDGE DIABETES SERVICE

THE DIABETES CENTRE, BUNTINGBRIDGE ROAD, IG2 7LR

1 min walk

5

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketLidl · 357 m
1 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)

529m

Post office

Nearby shops

Co-Op121 m
M&S410 m
News & Toys1.1 km

Nearby restaurants

Curry Special399 m
McDonald's427 m
Oasis465 m
Mirage Steak House518 m

Nearby pharmacies

Britannia Pharmacy301 m

Nearby health

Excel Dental Clinic1.1 km
Food hygiene (5-star)50% of 44

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

LILY-ROSE HOMES EA LTD
POPPY FIELD DEVELOPMENTS LTD

Investment

Investment grade, yield and market outlook

67

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

47.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,278m
Crossrail 2 route10,094m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,593 nationally

2,787

Est. population

15,301/km²

62%

Employed

47%

Degree educated

£38,600

Median income

5.0%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

29%
21%
28%
14%
Under 1829%
18–3421%
35–4928%
50–6414%
65+9%

Tenure

15%
24%
51%
Own outright15%
Own (mortgage)24%
Private rent51%
Social rent6%
Shared ownership2%
Rent free1%

Ethnicity

14%
58%
White British14%
White Other12%
Asian58%
Black6%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household34%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent51%
Social rent6%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
16
Local approval rate
86%
Borough approval rate
64%
Historic landfill (400m)
1
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)
20
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
B.T. DEPOT, B.T. DEPOT, PERKINS ROAD, IG251 homes
completed
TAVR CENTRE, TAVR CENTRE, SPRINGFIELD DRIVE, HORNS ROAD, IG239 homes
completed
1-9, 1-9, Perrymans Farm Road, Newbury Park, IG2 7LB10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

John HowardLabour
Jyotsna Rahman IslamLabour
Lebo PhakoeLabour

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Key facts for IG2 7LP

Full postcodeIG2 7LP
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.577867
Longitude0.085325
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