Barkingside · Redbridge · Ilford North constituency · 51.57777, 0.05977

IG4 5EF— Barkingside, Redbridge

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

The family fortress

 

Schools 100%Safety 79/100Transport 43/100Yield 8.84%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
79
Schools
100
Transport
43
Environment
71
Investment
60

The bottom line

IG4 5EF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £90,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

IG4 5EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-82.7% vs London avg
vs London income-5.0% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for IG4 5EF

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

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“The family fortress”

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How IG4 5EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranbrook Primary School

Not yet inspected · 10 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 8 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 33 min walk

3 primaries · 1 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.7km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£90,000

Median sale price

Bottom 25% — 83% below London median

£90,000 is 83% below the London median (£520,000)

-10.6%

This year

Flat

Dominant type

Price history

5-year change
-18.2%
Sales (24 months)5
New build0.0%
Avg flat£90,000
Price per m²£2,113/m²
Price per ft²£196/ft²
Avg floor area43.1 m²

EPC breakdown

B
11%
C
41%
D
18%
E
1%

Based on 71 properties · Confidence: high

Street mix

Semi 1%Detached 2%Flat 98%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£2,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

2.3×

Price-to-income

£450/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£107,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2025 · CAGR

+1.8%

Total change

+72%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.8%

per year

Acceleration

+7.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 124 sales

Property Type Mix

Total: 124 sales

Detached1.6%
Semi-detached0.8%
Flat/maisonette97.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£68k+33.8%5
Post-dot-com plateau2001–2004£79k£131k+66.1%4
Pre-crash peak2005–2007£115k£124k+7.8%6
GFC & correction2008–2012£117k£110k-6%3.8
Help-to-Buy recovery2013–2016£95k£93k-2.1%4
Brexit uncertainty2017–2019£118k£90k-23.8%4.3
Pandemic surge2020–2021£102k£110k+8.1%3.5
Rate-rise correction2022–2023£95k£132k+38.9%1.5
Current market2024–2025£103k£88k-14.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
1.8%
District
3.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

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
4.7 min walk
Ilford

Nearby stations

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

37

Walkability score

45

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park49m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
The Beehive· yes
49m

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: 11.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 46%
More green space than 86% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.8 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

4 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSpire London East · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketWhere 2 Save · 546 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)

656m

Post office

Nearby shops

Ashley's News30 m
Britex Foods100 m
Shalom Hotel Bagels351 m
Gants Hill Food & Wine386 m

Nearby cafes

Creams473 m
Smoke & Pepper476 m
Cupp Bubble Tea495 m
Gold's Coffee503 m

Nearby restaurants

Carolines Pizza55 m
Kim Wah83 m
Burger King302 m
Divine Ice Cream364 m

Nearby gyms

Fernford Clubs565 m
Cranbrook Castle Lawn Tennis & Social Club746 m

Nearby pharmacies

Munro489 m

Nearby health

Dental Health Centre420 m
Inglehurst Dentist Practice424 m
Orthodontic Gallery424 m
The Scan Clinic727 m
Food hygiene (5-star)54% of 105

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AJIBIKE COMPANY LIMITED

Investment

Investment grade, yield and market outlook

60

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

51.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,416m
Crossrail 2 route8,339m

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%
Price vs London-82.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
16
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)
20
Largest scheme
105 homes · 420, 420, Eastern Avenue, Ilford, IG2 6NS
Pipeline pressure
NONE

Named schemes (500m)

Former Valentines Tennis Club and 12, Former Valentines Tennis Club and 12, Hill View Crescent, Ilford, IG1 3QD17 homes
completed
LAND ADJOINING LIMEWOOD COURT, PHASE 2, LAND ADJOINING LIMEWOOD COURT, PHASE 2, BEEHIVE LANE, IG4 5EL11 homes
completed
291C, Eastern Avenue, IG4 5AT9 homes
completed
26, 26, Radnor Crescent, and land rear of 28 Inglehurst Gardens, IG4 4DU6 homes
completed
295, 295, Eastern Avenue, Ilford3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£90,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG4 5EF

Full postcodeIG4 5EF
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.577770
Longitude0.059775
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