Barkingside · Redbridge · Ilford North constituency · 51.58178, 0.06524

IG5 0AN— Barkingside, Redbridge

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

The family fortress

 

Schools 100%Safety 86/100Transport 38/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
86
Schools
100
Transport
38
Environment
64
Investment
35

The bottom line

IG5 0AN 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 0AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.0% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for IG5 0AN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG5 0AN 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 · 11 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.0 incidents per 1,000 residents

Better than 78% of London
→ Stable

-51% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences30%
Other19%
Vehicle crime11%
Burglary4%
Theft2%
Robbery2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.8km

Crime is 52% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG5 district median

£580,000

Based on 28 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,148/m²
Price per ft²£292/ft²
Avg floor area122.2 m²

EPC breakdown

C
7%
D
17%
E
3%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Terraced 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

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£305,500
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 EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.1%

Total change

+347%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.3%

per year

Acceleration

-44.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached2.2%
Terraced97.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£230k+170.6%2.7
Post-dot-com plateau2003–2003£241k£241k+0%3
Pre-crash peak2005–2006£295k£320k+8.5%3
GFC & correction2008–2012£330k£390k+18.2%2.3
Help-to-Buy recovery2013–2015£379k£463k+22%2.3
Brexit uncertainty2017–2019£560k£608k+8.5%1
Pandemic surge2021–2021£700k£700k+0%1
Rate-rise correction2023–2023£695k£695k+0%1
Current market2025–2025£380k£380k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
8.8%
District
8.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing7
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
7 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
7 min walk
Redbridge Underground StationCentral
19 min walk
Barkingside Underground StationCentral
21 min walk
Newbury Park Underground StationCentral
23 min walk
Fairlop Underground StationCentral
29 min walk
No bus stops within 400m

26

Walkability score

2

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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park587m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
The Beehive· yes
624m

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: 11.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.3 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

7 min walk

66%

Recommend GP

66%

Overall GP experience

6

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 · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

28

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (548 m)

Nearest supermarketWhere 2 Save · 730 m
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)

660m

Post office

Nearby shops

Shalom Hotel Bagels464 m
Gants Hill Food & Wine497 m
ShopLocal505 m
New Bangla Bazar512 m

Nearby cafes

Gold's Coffee622 m
Cupp Bubble Tea629 m
Ice Cream and Tea Parlor637 m
Tea Break643 m

Nearby restaurants

Divine Ice Cream447 m
Serene482 m
Zing508 m
Thank Goodness For Pizza517 m

Nearby pubs

King George V548 m
The Unicorn1.1 km

Nearby pharmacies

Munro547 m

Nearby health

Orthodontic Gallery435 m
Dental Health Centre437 m
The Scan Clinic540 m
Longwood636 m
Food hygiene (5-star)51% of 107

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
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

10 COURTLAND AVENUE LIMITED
AAA STAR SCIENCE TUITION LIMITED
D S P ACCOUNTING SERVICES LIMITED
DARY LTD
GEORGE BUCUR LTD

+7 more

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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 moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score23/100
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

56.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,989m
Crossrail 2 route8,666m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,405 nationally

1,516

Est. population

11,388/km²

59%

Employed

45%

Degree educated

£39,900

Median income

3.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

59

Community stability

Age profile

21%
21%
18%
22%
18%
Under 1821%
18–3421%
35–4918%
50–6422%
65+18%

Tenure

45%
39%
15%
Own outright45%
Own (mortgage)39%
Private rent15%
Social rent1%
Shared ownership0%

Ethnicity

16%
63%
White British16%
White Other7%
Asian63%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine14%
No car household18%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent15%
Social rent1%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
18
Local approval rate
67%
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
214 homes · Former Odeon Cinema Site, 454 - 468, Former Odeon Cinema Site, 454 - 468, Eastern Avenue, Perth Road, Gants Hill, IG2 6DD
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Kielder Close, Hainault, IG6 3ER10 homes
completed
51a, 51a, Ethelbert Gardens, Gants Hill, IG24 homes
completed
79, Woodford Avenue, Woodford Green, IG2 6UX2 homes
completed
156, 156, George Lane, South Woodford, E18 1AY2 homes
completed
87, 87, Woodford Avenue, Ilford, IG2 6UX2 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 0AN

Full postcodeIG5 0AN
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.581784
Longitude0.065239
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