Aldborough · Redbridge · Ilford North constituency · 51.58137, 0.10451

IG2 7TJ— Aldborough, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 24/100~8% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
82
Schools
90
Transport
24
Environment
68
Investment
57

The bottom line

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

The catches: 51 min to city — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG2 7TJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for IG2 7TJ

🛡️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 7TJ 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 · 6 min walk

KS2: 106.6

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 12 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.7 incidents per 1,000 residents

Better than 58% of London
→ Stable

-13% vs borough

Crime by type

Other36%
Violence & sexual offences21%
Anti-social behaviour17%
Vehicle crime15%
Burglary5%
Drug offences4%
Robbery3%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.4km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,667/m²
Price per ft²£526/ft²
Avg floor area90.9 m²

EPC breakdown

B
1%
C
5%
D
17%
E
6%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 2%Terraced 97%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

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£227,250
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, 100 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

1995–2026 · CAGR

+6.6%

Total change

+615%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

-0.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached1.8%
Terraced98.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£138k+89.7%2.8
Post-dot-com plateau2001–2004£137k£250k+83.1%2.5
Pre-crash peak2005–2007£250k£226k-9.6%1.3
GFC & correction2008–2012£275k£265k-3.6%1.5
Help-to-Buy recovery2013–2016£240k£423k+76%1.8
Brexit uncertainty2017–2018£463k£413k-10.8%2
Pandemic surge2020–2021£435k£555k+27.6%2
Rate-rise correction2022–2023£560k£520k-7.1%1.5
Current market2024–2026£525k£520k-1%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
14.2 min walk
Newbury Park Station

Nearby stations

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

4

Walkability score

12

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 park382m
Santander docks (800m)0
Nearest cycle dock8.0 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: 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: 14.2 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% 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

7 min walk

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 485 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.4 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)

7

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.8 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)

577m

Post office

Nearby restaurants

Miller & Carter465 m

Nearby health

King George Hospital485 m
Goodmayes Hospital643 m
Food hygiene (5-star)77% of 22

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ELITE LEAD SOLUTIONS LTD
FLORENCE RECRUITMENT LTD
GAS ON AIR CONDITIONING AND HEATING LIMITED
HOPE MEDICAL SERVICES LIMITED
INTELLINAPSE LTD

+7 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
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score15/100
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

40.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,292m
Crossrail 2 route11,384m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,157 nationally

1,958

Est. population

522/km²

61%

Employed

44%

Degree educated

£42,000

Median income

5.7%

Claimant rate

SuburbanLow densityOwner occupiers / families

49

Community stability

Age profile

28%
20%
23%
17%
Under 1828%
18–3420%
35–4923%
50–6417%
65+12%

Tenure

30%
37%
28%
Own outright30%
Own (mortgage)37%
Private rent28%
Social rent4%

Ethnicity

22%
50%
White British22%
White Other10%
Asian50%
Black9%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine15%
No car household17%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent28%
Social rent4%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
71%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

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
1 Aldborough Parade, 1 Aldborough Parade, Aldborough Road North, Ilford, IG2 7SU2 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
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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Key facts for IG2 7TJ

Full postcodeIG2 7TJ
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.581374
Longitude0.104510
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