Barkingside · Redbridge · Ilford North constituency · 51.57948, 0.05907

IG4 5EE— Barkingside, Redbridge

Location and area intelligence for IG4 5EE, Barkingside, Redbridge

The practical family move

 

Schools 100%Safety 79/100Transport 41/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
62
Safety
79
Schools
95
Transport
41
Environment
68
Investment
51

The bottom line

IG4 5EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG4 5EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for IG4 5EE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How IG4 5EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Redbridge Primary School

Good · Inspected Jun 2024 · 7 min walk

KS2: 106.8

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 10 min walk

P8: +0.93A8: 59.3

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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.8 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour19%
Vehicle crime15%
Drug offences3%
Theft3%
Burglary3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.9km

Crime is +21% 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.

IG4 district median

£118,000

Based on 21 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,851/m²
Price per ft²£451/ft²
Avg floor area119.1 m²

EPC breakdown

C
3%
D
9%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 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£297,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+584%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-42.41

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£87k£133k+52.9%1.3
Post-dot-com plateau2001–2004£210k£312k+48.3%1.5
Pre-crash peak2005–2006£260k£150k-42.3%1.5
GFC & correction2008–2011£344k£425k+23.5%1.3
Help-to-Buy recovery2014–2015£430k£583k+35.5%1
Brexit uncertainty2017–2017£505k£505k+0%1
Pandemic surge2021–2021£650k£650k+0%1
Rate-rise correction2022–2023£610k£400k-34.4%1
Current market2024–2025£580k£595k+2.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
9.3%
District
9.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing11
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill Underground StationCentral line
6.3 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
7 min walk
Redbridge Underground StationCentral
13 min walk
Barkingside Underground StationCentral
27 min walk
Wanstead Underground StationCentral
27 min walk
Newbury Park Underground StationCentral
27 min walk
No bus stops within 400m

32

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo57 min ↑
Canary Wharf46 min ↑
City ★44 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park199m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
The Beehive· yes
199m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 28%
More green space than 75% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.6 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

6 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSpire London East · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

12

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketWhere 2 Save · 699 m
12 tennis courts2 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)

844m

Post office

Nearby shops

ShopLocal221 m
Ashley's News227 m
New Bangla Bazar236 m
Fresh & Frozen Bazar241 m

Nearby cafes

Creams617 m
Smoke & Pepper622 m
Cupp Bubble Tea629 m
Gold's Coffee634 m

Nearby restaurants

Carolines Pizza154 m
Divine Ice Cream169 m
Zing228 m
Munchies Oriental263 m

Nearby gyms

Fernford Clubs752 m
Cranbrook Castle Lawn Tennis & Social Club937 m

Nearby pharmacies

Munro599 m

Nearby health

Dental Health Centre226 m
Orthodontic Gallery230 m
Inglehurst Dentist Practice276 m
Food hygiene (5-star)49% of 59

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

CLAIMWISE GROUP LIMITED
JANGO GROUP LTD
K & S (LONDON) LTD
LABRITS LIMITED
LAILINA LTD

+1 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

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

48.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,559m
Crossrail 2 route8,266m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,972 nationally

1,916

Est. population

10,207/km²

57%

Employed

44%

Degree educated

£39,900

Median income

3.9%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

24%
23%
23%
17%
14%
Under 1824%
18–3423%
35–4923%
50–6417%
65+14%

Tenure

29%
28%
36%
Own outright29%
Own (mortgage)28%
Private rent37%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

61%
White British11%
White Other12%
Asian61%
Black5%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine15%
No car household30%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
47%
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)
18
Largest scheme
105 homes · 420, 420, Eastern Avenue, Ilford, IG2 6NS
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING LIMEWOOD COURT, PHASE 2, LAND ADJOINING LIMEWOOD COURT, PHASE 2, BEEHIVE LANE, IG4 5EL11 homes
completed
Former Royal Jersey Laundry Site, 39, Former Royal Jersey Laundry Site, 39, Redbridge Lane East, Barkingside, Essex, IG4 5EU9 homes
completed
291C, Eastern Avenue, IG4 5AT9 homes
completed
26, 26, Radnor Crescent, and land rear of 28 Inglehurst Gardens, IG4 4DU6 homes
completed
2-4, 2-4, Clements Road, Ilford, IG1 1BA5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.2%
Ward turnout
37%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Judith Anne Naomi GarfieldLabour
Martin SachsLabour
Mark Anthony SantosLabour

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Key facts for IG4 5EE

Full postcodeIG4 5EE
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.579482
Longitude0.059073
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