Aldborough · Redbridge · Ilford North constituency · 51.57553, 0.09174

IG2 7RW— Aldborough, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 43/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
57
Safety
80
Schools
90
Transport
43
Environment
64
Investment
70

The bottom line

IG2 7RW 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: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

IG2 7RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for IG2 7RW

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG2 7RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aldborough Primary School

Not yet inspected · 7 min walk

KS2: 109.1

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 4 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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+15% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Vehicle crime17%
Anti-social behaviour11%
Robbery6%
Theft5%
Burglary5%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area119.4 m²

EPC breakdown

B
1%
C
8%
D
2%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 36%Terraced 64%

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£298,500
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)
RoofPitched, 200 mm loft insulation
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

2004–2021 · CAGR

+5.3%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.7%

per year

Acceleration

-34.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached35.7%
Terraced64.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£210k£210k+0%2
Pre-crash peak2005–2005£282k£282k+0%2
GFC & correction2009–2010£295k£250k-15.3%1
Help-to-Buy recovery2014–2016£415k£540k+30.1%1
Brexit uncertainty2017–2019£455k£566k+24.3%1
Pandemic surge2021–2021£505k£505k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+26.8% alpha

Semi-detached+26.8% α
Local
34%
District
7.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Newbury Park Underground StationCentral line
1.4 min walk
Newbury Park Station

Nearby stations

Newbury Park Underground StationCentral
2 min walk
Newbury Park StationNational Rail
2 min walk
Barkingside Underground StationCentral
14 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Goodmayes Rail StationElizabeth line
22 min walk
No bus stops within 400m

19

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria58 min ↑
Waterloo56 min ↑
Canary Wharf44 min ↓
City ★43 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park123m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
123m

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 waterMEDIUM
Medium
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: 13.1 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hainault Forest SSSI — 6.1 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

THE PALMS MEDICAL CENTRE

97-101 NETLEY ROAD, IG2 7NW

3 min walk

57%

Recommend GP

57%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 615 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)

549m

Post office

Nearby shops

M&S455 m
Co-Op592 m

Nearby restaurants

Oasis403 m
McDonald's533 m
Curry Special549 m
Mirage Steak House586 m

Nearby pharmacies

Britannia Pharmacy459 m
Food hygiene (5-star)54% of 28

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ANANDA CONSTRUCTION LTD
LUSHLA FUELS LTD
LUSHLA LTD
LUSHLA SUPERMARKETS LTD
MCF-PRO LTD

+2 more

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

32

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,274m
Crossrail 2 route10,568m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,172 nationally

2,035

Est. population

8,274/km²

63%

Employed

41%

Degree educated

£42,000

Median income

4.4%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

23%
26%
19%
19%
13%
Under 1823%
18–3426%
35–4919%
50–6419%
65+13%

Tenure

26%
29%
21%
21%
Own outright26%
Own (mortgage)29%
Private rent21%
Social rent21%
Shared ownership2%
Rent free0%

Ethnicity

59%
White British12%
White Other11%
Asian59%
Black8%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household23%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent21%
Social rent21%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
13
Local approval rate
75%
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)
75
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)

Newbury House, 890-900, Newbury House, 890-900, Eastern Avenue, IG2 7HH60 homes
completed
107-111, 107-111, Netley Road, Ilford, IG2 7NW8 homes
completed
Development Site Garage Block At, Bush Close, Bush Close, Barkingside, Barkingside, IG2 7NL7 homes
completed
113, 113, Breamore Road, Seven Kings, IG35 homes
completed
745, 745, Eastern Avenue, IG24 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 7RW

Full postcodeIG2 7RW
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.575532
Longitude0.091742
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