Aldborough · Redbridge · Ilford North constituency · 51.57886, 0.10053

IG2 7ST— Aldborough, Redbridge

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

The family fortress

 

Schools 100%Safety 80/100Transport 29/100~8% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
80
Schools
90
Transport
29
Environment
75
Investment
55

The bottom line

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

The catch: 51 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 7ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG2 7ST

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG2 7ST 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 · 1 min walk

KS2: 106.6

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 8 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 49 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

98

Road safety score

2

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 · 2.0km

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,835/m²
Price per ft²£356/ft²
Avg floor area65.7 m²

EPC breakdown

C
14%
D
6%

Based on 20 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,250
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, filled cavity
Roof(another dwelling above)
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

1997–2025 · CAGR

+5.8%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.7%

per year

Acceleration

+45.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£57k£57k+0%1
Post-dot-com plateau2002–2002£100k£100k+0%1
Pre-crash peak2005–2005£145k£145k+0%1
Help-to-Buy recovery2014–2015£176k£200k+14%1
Brexit uncertainty2017–2019£315k£300k-4.8%1
Current market2024–2025£230k£280k+21.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position75

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
9.7 min walk
Newbury Park Station

Nearby stations

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

7

Walkability score

25

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
Newbury Park Station Car Park· yes
762m

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: 9.0 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: 13.8 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 5.5 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

9 min walk

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalKing George Hospital · 760 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.5 km
7 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)

186m

Post office

Nearby restaurants

Miller & Carter742 m

Nearby pharmacies

Britannia Pharmacy838 m

Nearby health

Goodmayes Hospital760 m
King George Hospital760 m
Food hygiene (5-star)63% of 19

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

55

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 score14/100
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 owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,908m
Crossrail 2 route11,131m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
60%
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)
64
Largest scheme
60 homes · Development At Suffolk Court, 378, Suffolk Road, Newbury Park, IG3 8JQ
Pipeline pressure
NONE

Named schemes (500m)

RUSH HALL SCHOOL SITE, RUSH HALL SCHOOL SITE, ALDBOROUGH ROAD NORTH, IG2 7SB42 homes
completed
Development Site At Garage Block Rear Of 2 To 24, 2-24, Ramsgill Drive, Newbury Park, Ilford,5 homes
completed
938, 938, Eastern Avenue, Ilford, IG2 7JB5 homes
completed
1 Aldborough Parade, 1 Aldborough Parade, Aldborough Road North, Ilford, IG2 7SU2 homes
completed
Development At 952 And 952a, Eastern Avenue, Ilford2 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 7ST

Full postcodeIG2 7ST
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.578855
Longitude0.100525
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
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