Aldborough · Redbridge · Ilford North constituency · 51.57522, 0.08591

IG2 7NX— Aldborough, Redbridge

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

The practical family move

 

Schools 100%Safety 76/100Transport 44/100Yield 7.63%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
76
Schools
90
Transport
44
Environment
57
Investment
82

The bottom line

IG2 7NX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors 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 7NX

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 7NX

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

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Postcode Personality

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“The practical family move”

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How IG2 7NX 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 · 1 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

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

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 · 1.5km

Crime is +44% above London average

Property

Prices, sales volume and market trends

Avg floor area100 m²

EPC breakdown

C
8%

Based on 8 properties · Confidence: low

Street mix

Semi 23%Terraced 46%Detached 31%

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£250,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2016 · CAGR

+3.9%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

-1.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Detached30.8%
Semi-detached23.1%
Terraced46.2%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£270k£270k+0%6
Pre-crash peak2006–2007£234k£292k+24.8%1
GFC & correction2010–2011£310k£390k+25.8%1.5
Help-to-Buy recovery2014–2016£410k£425k+3.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
3.5 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
3 min walk
Newbury Park Underground StationCentral
4 min walk
Barkingside Underground StationCentral
15 min walk
Gants Hill Underground StationCentral
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
18 min walk
No bus stops within 400m

43

Walkability score

65

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park88m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
329m

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: 12.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 89% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.1 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

NEWBURY GROUP PRACTICE

NEWBURY PARK HEALTH CTRE, 40 PERRYMANS FARM ROAD, NEWBURY PARK, IG2 7LE

2 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.5 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)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Oko Lounge (1.2 km)

Nearest supermarketLidl · 209 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)

304m

Post office

Nearby shops

M&S118 m
Co-Op285 m

Nearby restaurants

Curry Special161 m
McDonald's165 m
Oasis170 m
Mirage Steak House250 m

Nearby pubs

Oko Lounge1.2 km

Nearby pharmacies

Britannia Pharmacy182 m
Food hygiene (5-star)51% of 47

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CV DRYLINING LTD
MM-VIP LTD

Investment

Investment grade, yield and market outlook

82

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

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

33.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,041m
Crossrail 2 route10,172m

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
15
Local approval rate
67%
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)
22
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
TAVR CENTRE, TAVR CENTRE, SPRINGFIELD DRIVE, HORNS ROAD, IG239 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

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 7NX

Full postcodeIG2 7NX
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.575222
Longitude0.085911
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