Barkingside · Redbridge · Ilford North constituency · 51.58318, 0.06864

IG5 0AH— Barkingside, Redbridge

Location and area intelligence for IG5 0AH, Barkingside, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 31/100Low yield 2.90%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
100
Transport
31
Environment
62
Investment
40

The bottom line

IG5 0AH 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 catch: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG5 0AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for IG5 0AH

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG5 0AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gearies Primary School

Not yet inspected · Inspected Nov 2024 · 5 min walk

KS2: 108.3

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 13 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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.4 incidents per 1,000 residents

Better than 82% of London
→ Stable

-60% vs borough

Crime by type

Violence & sexual offences39%
Other22%
Anti-social behaviour17%
Vehicle crime7%
Theft5%
Burglary5%
Drug offences2%
Robbery2%

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 · 2.8km

Crime is 61% below London average

Property

Prices, sales volume and market trends

Avg floor area115.4 m²

EPC breakdown

C
2%
D
3%
E
1%
F
2%

Based on 8 properties · Confidence: low

Street mix

Terraced 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£288,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.9%

Total change

+674%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.4%

per year

Acceleration

+25.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£150k+79.6%1.7
Post-dot-com plateau2001–2003£195k£290k+48.7%1
Pre-crash peak2006–2007£320k£465k+45.3%1
GFC & correction2008–2011£335k£440k+31.3%1
Help-to-Buy recovery2014–2015£388k£530k+36.8%1.5
Brexit uncertainty2017–2019£600k£550k-8.3%1
Rate-rise correction2022–2022£646k£646k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.4%
District
7.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Gants Hill Underground StationCentral line
9.1 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
9 min walk
Barkingside Underground StationCentral
18 min walk
Newbury Park Underground StationCentral
21 min walk
Newbury Park StationNational Rail
21 min walk
Redbridge Underground StationCentral
22 min walk
No bus stops within 400m

13

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria66 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City ★49 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park610m
Santander docks (800m)0
Nearest cycle dock5.8 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: 12.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 6.1 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KENWOOD MEDICAL

KENWOOD GARDENS, IG2 6YG

4 min walk

88%

Recommend GP

88%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (559 m)

Nearest supermarketWhere 2 Save · 891 m

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)

435m

Post office

Nearby shops

Judiya Enterprises461 m
Co-op Food488 m
Tesco Express659 m
Shalom Hotel Bagels672 m

Nearby cafes

Ice Cream and Tea Parlor724 m
Gold's Coffee783 m
Tea Break789 m
Cupp Bubble Tea794 m

Nearby restaurants

Serene683 m
Thank Goodness For Pizza705 m
Mandarin Palace713 m
Divine Ice Cream716 m

Nearby pubs

King George V559 m
The Unicorn1.0 km

Nearby pharmacies

Munro706 m

Nearby health

Longwood419 m
The Scan Clinic580 m
Orthodontic Gallery694 m
Dental Health Centre696 m
Food hygiene (5-star)46% of 76

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ADHANA PROPERTY LIMITED
HARMONY HEATING AND PLUMBING LTD
MYOZ PROPERTY LTD
NORTH WOOD ENTERTAINMENT LTD
THIYANA LIMITED

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

42.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,239m
Crossrail 2 route8,890m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,084 nationally

1,615

Est. population

15,632/km²

60%

Employed

47%

Degree educated

£44,300

Median income

3.4%

Claimant rate

SuburbanVery high densityOwner occupiers / families

56

Community stability

Age profile

26%
20%
23%
19%
Under 1826%
18–3420%
35–4923%
50–6419%
65+13%

Tenure

38%
41%
19%
Own outright38%
Own (mortgage)41%
Private rent19%
Social rent2%
Shared ownership0%

Ethnicity

14%
62%
White British14%
White Other12%
Asian63%
Black3%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine14%
No car household15%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent19%
Social rent2%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
12
Local approval rate
59%
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)
90
Largest scheme
125 homes · City Gate House, 399-425, City Gate House, 399-425, Eastern Avenue, Gants Hill, IG2
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Kielder Close, Hainault, IG6 3ER10 homes
completed
Development At Land Between 17 Rushden Gardens And At 175, Longwood Gardens9 homes
completed
175, 175, Longwood Gardens, IG5 0EN6 homes
completed
175, 175, Longwood Gardens, Ilford, IG5 0EN3 homes
completed
Development Site At 175 To 175b, Longwood Gardens2 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 IG5 0AH

Full postcodeIG5 0AH
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.583181
Longitude0.068637
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
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for London
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