Newbury · Redbridge · Ilford South constituency · 51.56759, 0.08371

IG2 7QX— Newbury, Redbridge

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

Under-the-radar value

 

Schools 100%Safety 77/100Transport 29/100Yield 15.56%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
77
Schools
90
Transport
29
Environment
59
Investment
57

The bottom line

IG2 7QX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £108,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 7QX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-79.2% vs London avg
vs London income+2.6% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for IG2 7QX

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

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“Under-the-radar value”

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How IG2 7QX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Aidan's Catholic Primary Academy

Good · Inspected Sept 2022 · 5 min walk

KS2: 106.2

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 10 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
↑ Rising 458.3%

-16% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Anti-social behaviour19%
Vehicle crime12%
Drug offences7%
Burglary3%
Theft1%
Robbery0%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 753m

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

£108,000

Median sale price

Bottom 25% — 79% below London median

£108,000 is 79% below the London median (£520,000)

+7.2%

This year

Terraced

Dominant type

Price history

5-year change
-75.2%
Sales (24 months)8
New build0.0%
Avg terraced£448,315
Avg flat£104,500
Price per m²£1,579/m²
Price per ft²£147/ft²
Avg floor area70.3 m²

EPC breakdown

C
9%
D
13%
E
5%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Terraced 61%Detached 2%Flat 33%Other 2%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,240

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

2.5×

Price-to-income

£540/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,750
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)
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

1995–2024 · CAGR

+2.1%

Total change

+85%

Market Activity

Price Velocity & Acceleration

Current Velocity

-70.2%

per year

Acceleration

-53.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 50 sales

Property Type Mix

Total: 50 sales

Detached2%
Semi-detached2%
Terraced62%
Flat/maisonette34%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£59k£86k+46.2%2
Post-dot-com plateau2001–2004£111k£216k+94.6%2.5
Pre-crash peak2006–2007£230k£188k-18.3%3
GFC & correction2009–2012£185k£247k+33.5%1
Help-to-Buy recovery2014–2016£300k£210k-30%3
Brexit uncertainty2017–2017£150k£150k+0%1
Pandemic surge2020–2021£385k£435k+13%1
Rate-rise correction2022–2022£363k£363k+0%2
Current market2024–2024£108k£108k+0%10

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

-2.5% alpha

Terraced+0.4% α
Local
7.4%
District
7%
Flat/maisonette-2.5% α
Local
-1.7%
District
0.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

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
11.8 min walk
Newbury Park Station

Nearby stations

Newbury Park StationNational Rail
12 min walk
Newbury Park Underground StationCentral
13 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
13 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
17 min walk
Gants Hill Underground StationCentral
20 min walk
No bus stops within 400m

21

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria66 min ↑
Waterloo61 min ↑
Canary Wharf ★49 min
City53 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)

3

EV chargers (800m)

Nearest car park635m
Santander docks (800m)0
Nearest cycle dock6.4 km

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: 12.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 7.9 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

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

9 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.2 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

26

Parks (1km)

12

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketLidl · 829 m
6 tennis courts

Nightlife (500m)

1

Nightclubs

2

Late-night venues

D
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

278m

Post office

Nearby shops

Al-Madina Halal Meat364 m
Ley Street Food & Wine408 m
Late Night Food & Wine412 m
Tesco Express470 m

Nearby cafes

Ley Street Cafe417 m
Starbucks1.0 km

Nearby restaurants

Crave343 m
Fireaway Pizza379 m
Hot & Spicy388 m
Al Qasr437 m

Nearby pubs

Oko Lounge299 m
Prince of Wales955 m
General Havelock998 m

Nearby pharmacies

Britannia Pharmacy876 m
Food hygiene (5-star)38% of 85

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ALPHA GUARDING & FM LTD
EXPRESS SECURITY SERVICES LTD
MAKE CONSTRUCTION LTD
MUNCHKINZ LTD
NPL PROPERTY INVESTMENT LTD

+3 more

Investment

Investment grade, yield and market outlook

57

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
15.6% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

44.9

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,230m
Crossrail 2 route10,179m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,678 nationally

2,496

Est. population

10,853/km²

56%

Employed

41%

Degree educated

£43,100

Median income

6.2%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
23%
21%
17%
Under 1828%
18–3423%
35–4921%
50–6417%
65+10%

Tenure

29%
29%
26%
14%
Own outright29%
Own (mortgage)29%
Private rent26%
Social rent14%
Shared ownership0%
Rent free2%

Ethnicity

66%
White British8%
White Other7%
Asian66%
Black10%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household29%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+2.6%
Price vs London-79.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
12
Local approval rate
86%
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
1
Under construction
1
Completed (3yr)
13
Largest scheme
178 homes · Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1
Pipeline pressure
LOW

Named schemes (500m)

Former BAE Systems Site, Former BAE Systems Site, Vicarage Lane, Ilford, IG1178 homes
completed
SITE OF FORMER PLESSEY WORKS, BOUNDED BY, SITE OF FORMER PLESSEY WORKS, BOUNDED BY, VICARAGE LANE, LEY STREET, IG1149 homes
completed
LAUNDRY SITE, LAUNDRY SITE, LEY STREET, IG166 homes
completed
Development Site At Ley Street House 497 To 499, 497-499 Ley Street House, Ley Street52 homes
completed
12, 12, Mundon Gardens, Ilford, IG1 4AH4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£108,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG2 7QX

Full postcodeIG2 7QX
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.567590
Longitude0.083715
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