Barkingside · Redbridge · Ilford North constituency · 51.57702, 0.06019

IG4 5EG— Barkingside, Redbridge

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

The practical family move

 

Schools 100%Safety 79/100Transport 47/100Yield 4.58%

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
79
Schools
100
Transport
47
Environment
66
Investment
66

The bottom line

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

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Location

IG4 5EG

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 5EG

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

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“The practical family move”

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How IG4 5EG 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 · 9 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 7 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 · 32 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

93

Road safety score

7

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.7km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area47.2 m²

EPC breakdown

C
5%
D
8%
E
2%
F
1%
G
2%

Based on 18 properties · Confidence: medium

Street mix

Terraced 18%Flat 77%Other 6%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£118,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, limited 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

1996–2010 · CAGR

+6%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

+8.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 13 sales

Property Type Mix

Total: 13 sales

Terraced15.4%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£57k+0%1
Post-dot-com plateau2001–2002£114k£201k+76.3%1.5
Pre-crash peak2007–2007£157k£157k+0%3
GFC & correction2009–2010£135k£129k-4.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
-6.4%
District
-6.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
4.1 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
5 min walk
Redbridge Underground StationCentral
13 min walk
Newbury Park Underground StationCentral
26 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
26 min walk
IlfordNational Rail
26 min walk
No bus stops within 400m

39

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria56 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★39 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 park52m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
The Beehive· yes
108m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 6.9 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 · 1.6 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

61

Parks (1km)

33

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

2

Convenience

No pubs within 400m — nearest: King George V (759 m)

Nearest supermarketWhere 2 Save · 483 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)

570m

Post office

Nearby shops

Britex Foods27 m
Ashley's News59 m
Shalom Hotel Bagels329 m
Gants Hill Food & Wine356 m

Nearby cafes

Creams416 m
Smoke & Pepper419 m
Cupp Bubble Tea443 m
Blend 93453 m

Nearby restaurants

Kim Wah9 m
Carolines Pizza139 m
Burger King238 m
The Thrill Of The Grill336 m

Nearby pubs

King George V759 m

Nearby gyms

Fernford Clubs485 m
Cranbrook Castle Lawn Tennis & Social Club663 m

Nearby pharmacies

Munro451 m

Nearby health

Inglehurst Dentist Practice505 m
Dental Health Centre508 m
Orthodontic Gallery511 m
The Scan Clinic707 m
Food hygiene (5-star)56% of 114

Business

Local businesses registered here

Active businesses
50
New (last 12 months)
16
Dissolved (last 12 months)
0
Industry diversity
32
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A&A PROPERTIES VENTURE LTD
AGA ACCOUNTANTS LIMITED
AHR CONSULTANCY LIMITED
ARCHEO LTD
ASHAVI MATERIALS AND TECHNOLOGY CONSULTING LTD

+15 more

Investment

Investment grade, yield and market outlook

66

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

46.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,356m
Crossrail 2 route8,379m

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
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)
20
Planning apps (3 years)
18
Local approval rate
50%
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)
21
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
68, 68, Wanstead Lane, Ilford, IG1 3SE6 homes
completed
26, 26, Radnor Crescent, and land rear of 28 Inglehurst Gardens, IG4 4DU6 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 5EG

Full postcodeIG4 5EG
Postcode districtIG4
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.577016
Longitude0.060188
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