Newbury · Redbridge · Ilford South constituency · 51.58076, 0.10568

IG2 7SD— Newbury, Redbridge

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

The family fortress

 

Schools 100%Safety 83/100Transport 17/100~8% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
51
Safety
83
Schools
90
Transport
17
Environment
71
Investment
58

The bottom line

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

The catches: 51 min to city — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG2 7SD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG2 7SD meets your needs.

Location

IG2 7SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for IG2 7SD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG2 7SD with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG2 7SD 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 · 7 min walk

KS2: 106.6

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 13 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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.6 incidents per 1,000 residents

Better than 62% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences35%
Other22%
Anti-social behaviour18%
Vehicle crime10%
Drug offences6%
Burglary5%
Robbery3%
Theft1%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,720/m²
Price per ft²£531/ft²
Avg floor area110.2 m²

EPC breakdown

A
1%
C
8%
D
27%
E
10%
F
3%
G
1%

Based on 50 properties · Confidence: high

Street mix

Semi 45%Terraced 54%Flat 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

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£275,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2025 · CAGR

+7.3%

Total change

+725%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-14.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached45.3%
Terraced53.1%
Flat/maisonette1.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£142k+95.2%2.2
Post-dot-com plateau2001–2004£151k£230k+52.8%3.8
Pre-crash peak2005–2007£265k£250k-5.7%4.3
GFC & correction2008–2012£240k£248k+3.3%2
Help-to-Buy recovery2013–2014£260k£290k+11.5%3.5
Brexit uncertainty2017–2019£397k£368k-7.2%1.7
Rate-rise correction2022–2023£381k£500k+31.2%1.5
Current market2024–2025£585k£600k+2.6%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Weakest performer

Terraced

-1.2% alpha

Semi-detached-1.1% α
Local
6.2%
District
7.3%
Terraced-1.2% α
Local
6.6%
District
7.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Goodmayes Rail StationElizabeth line line
20.7 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Newbury Park Underground StationCentral
15 min walk
Barkingside Underground StationCentral
16 min walk
Goodmayes Rail StationElizabeth line
22 min walk
GoodmayesNational Rail
22 min walk
Fairlop Underground StationCentral
24 min walk
No bus stops within 400m

5

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf53 min ↑
City ★51 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park287m
Santander docks (800m)0
Nearest cycle dock8.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download392 Mbps
Superfast coverage72%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.2 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Hainault Forest SSSI — 5.1 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

MORRIS WARD - BCSS INPATIENT UNIT

MORRIS WARD, LOW SECURE FORENSIC, GOODMAYES HOSPITAL, 157 BARLEY LANE, IG3 8XJ

6 min walk

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 391 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.7 km
5 tennis courts

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)

589m

Post office

Nearby restaurants

Miller & Carter556 m

Nearby health

King George Hospital391 m
Goodmayes Hospital537 m
Food hygiene (5-star)83% of 18

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AA COACHES LTD
AKI ENTERPRISES LIMITED
BESPOKE AUTOMOTIVE LONDON LTD
BESPOKE PARTS LTD
BMI PRO UK LTD

+12 more

Investment

Investment grade, yield and market outlook

58

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

29.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,279m
Crossrail 2 route11,470m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,000 nationally

2,274

Est. population

8,064/km²

59%

Employed

41%

Degree educated

£40,900

Median income

8.2%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

27%
25%
22%
16%
Under 1827%
18–3425%
35–4922%
50–6416%
65+11%

Tenure

23%
31%
36%
Own outright23%
Own (mortgage)31%
Private rent36%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

14%
55%
White British10%
White Other14%
Asian55%
Black8%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household25%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent36%
Social rent9%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
Local approval rate
83%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
42 homes · RUSH HALL SCHOOL SITE, RUSH HALL SCHOOL SITE, ALDBOROUGH ROAD NORTH, IG2 7SB
Pipeline pressure
NONE

Named schemes (500m)

Development Site At Garage Block Rear Of 2 To 24, 2-24, Ramsgill Drive, Newbury Park, Ilford,5 homes
completed
Development At 1228, Eastern Avenue, Ilford2 homes
completed
DEVELOPMENT AT 851, EASTERN AVENUE2 homes
completed
115, 115, Bawdsey Avenue, Ilford, IG2 7TN1 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

Live in IG2 7SD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG2 7SD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG2 7SD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG2 7SD

Full postcodeIG2 7SD
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardNewbury
Latitude51.580759
Longitude0.105679
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