Aldborough · Redbridge · Ilford North constituency · 51.57958, 0.09402

IG2 7PT— Aldborough, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 31/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
83
Schools
90
Transport
31
Environment
59
Investment
70

The bottom line

IG2 7PT 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: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 7PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG2 7PT

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG2 7PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

William Torbitt Primary School

Good · Inspected Jul 2024 · 5 min walk

KS2: 106.6

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 3 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.1 incidents per 1,000 residents

Better than 61% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences30%
Other28%
Anti-social behaviour21%
Vehicle crime10%
Drug offences4%
Robbery3%
Burglary3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area103.3 m²

EPC breakdown

D
5%
E
6%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 100%

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£258,250
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)
RoofPitched, no insulation (assumed)
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

1995–2022 · CAGR

+8%

Total change

+693%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.2%

per year

Acceleration

+37.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£121k+66.9%1.8
Post-dot-com plateau2002–2004£178k£235k+32.1%2
Pre-crash peak2005–2007£185k£275k+48.6%1.3
GFC & correction2010–2010£235k£235k+0%1
Help-to-Buy recovery2014–2014£376k£376k+0%2
Brexit uncertainty2017–2017£460k£460k+0%1
Pandemic surge2020–2020£435k£435k+0%1
Rate-rise correction2022–2022£575k£575k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.1% alpha

Semi-detached+2.1% α
Local
10.7%
District
8.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Newbury Park Underground StationCentral line
6.1 min walk
Newbury Park Station

Nearby stations

Newbury Park Underground StationCentral
6 min walk
Newbury Park StationNational Rail
7 min walk
Barkingside Underground StationCentral
10 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
22 min walk
Fairlop Underground StationCentral
22 min walk
No bus stops within 400m

8

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria70 min ↑
Waterloo68 min ↑
Canary Wharf57 min ↑
City ★55 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park263m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
450m

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: 13.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 5.6 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 PALMS MEDICAL CENTRE

97-101 NETLEY ROAD, IG2 7NW

6 min walk

57%

Recommend GP

57%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Oasis (824 m)

Nearest supermarketLidl · 922 m
7 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)

417m

Post office

Nearby shops

Co-Op752 m
M&S840 m

Nearby restaurants

Oasis824 m
Miller & Carter881 m

Nearby pharmacies

Britannia Pharmacy842 m
Food hygiene (5-star)65% of 26

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IFRA CONSULTING LIMITED
NR VEG LIMITED
YAZU PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

70

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

26.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,742m
Crossrail 2 route10,675m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,583 nationally

1,766

Est. population

6,244/km²

60%

Employed

40%

Degree educated

£42,000

Median income

5.9%

Claimant rate

SuburbanMedium densityEstablished mixed

48

Community stability

Age profile

24%
24%
21%
19%
Under 1824%
18–3424%
35–4921%
50–6419%
65+12%

Tenure

29%
29%
24%
18%
Own outright29%
Own (mortgage)29%
Private rent24%
Social rent18%
Shared ownership1%

Ethnicity

17%
52%
White British17%
White Other11%
Asian52%
Black7%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household23%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent24%
Social rent18%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
69%
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)
71
Largest scheme
60 homes · Development At Suffolk Court, 378, Suffolk Road, Newbury Park, IG3 8JQ
Pipeline pressure
NONE

Named schemes (500m)

745, 745, Eastern Avenue, IG24 homes
completed
26, 26, Stapleford Avenue, Ilford, IG2 7RU1 homes
completed
Land adjacent to 2, Land adjacent to 2, Avenue Terrace, Crownfield Avenue, Ilford, Essex, IG2 7RN1 homes
completed
12, 12, Northdown Gardens, Newbury Park, IG21 homes
completed
Land adjacent 35, Land adjacent 35, Oaks Lane, Ilford, IG2 7PL1 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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Compare Redbridge with nearby boroughs:

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Key facts for IG2 7PT

Full postcodeIG2 7PT
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.579583
Longitude0.094020
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