Barkingside · Redbridge · Ilford North constituency · 51.58376, 0.06420

IG5 0AY— Barkingside, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 35/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
95
Transport
35
Environment
65
Investment
35

The bottom line

IG5 0AY 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 0AY

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-65.0% vs London avg

Deep-dive guides for IG5 0AY

🛡️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 0AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parkhill Infants' School

Good · Inspected Oct 2023 · 7 min walk

★★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.7 incidents per 1,000 residents

Better than 84% of London
→ Stable

-64% vs borough

Crime by type

Violence & sexual offences37%
Other24%
Anti-social behaviour16%
Vehicle crime16%
Burglary8%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.0km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,384/m²
Price per ft²£500/ft²
Avg floor area141.2 m²

EPC breakdown

C
5%
D
13%
E
1%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 86%Terraced 14%

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£353,000
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 EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+724%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.6%

per year

Acceleration

-22.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached85.7%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£209k+137.5%1
Post-dot-com plateau2001–2004£225k£365k+62%2.2
Pre-crash peak2005–2007£449k£381k-15.1%1.7
GFC & correction2008–2012£378k£417k+10.5%1.3
Help-to-Buy recovery2013–2016£450k£635k+41.1%1
Brexit uncertainty2017–2019£670k£560k-16.4%1.5
Pandemic surge2021–2021£640k£640k+0%1
Rate-rise correction2023–2023£805k£805k+0%1
Current market2024–2025£859k£725k-15.6%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
5.2%
District
5.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
9.6 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
10 min walk
Redbridge Underground StationCentral
19 min walk
Barkingside Underground StationCentral
21 min walk
Newbury Park Underground StationCentral
25 min walk
Fairlop Underground StationCentral
28 min walk
No bus stops within 400m

14

Walkability score

17

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 park763m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
The Beehive· yes
763m

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 AONB27% green spaceTree canopy: 70%
More green space than 82% of London

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

GANTS HILL MED CTR & THE REDBRIDGE SURG

63 ETHELBERT GARDENS, GANTS HILL, IG2 6UP

10 min walk

66%

Recommend GP

66%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire London East · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (760 m)

Nearest supermarketWhere 2 Save · 958 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)

525m

Post office

Nearby shops

New Bangla Bazar507 m
ShopLocal508 m
Ashvin Stores511 m
Judiya Enterprises530 m

Nearby cafes

Ice Cream and Tea Parlor430 m
Gold's Coffee851 m
Cupp Bubble Tea858 m
Tea Break874 m

Nearby restaurants

Divine Ice Cream478 m
Zing507 m
Thai Imperial514 m
Munchies Oriental526 m

Nearby pubs

King George V760 m
The Unicorn907 m

Nearby pharmacies

Munro778 m

Nearby health

Orthodontic Gallery438 m
Dental Health Centre442 m
Longwood496 m
Inglehurst Dentist Practice714 m
Food hygiene (5-star)54% of 52

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

A

High street health

Registered businesses

DNA FITNESS U.K. LTD
EMC TUTORS LIMITED
FROTH UP LIMITED
GXCEL LTD
LYDER LIMITED

+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 score19/100
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

52.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,148m
Crossrail 2 route8,579m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,736 nationally

1,676

Est. population

14,615/km²

56%

Employed

46%

Degree educated

£39,900

Median income

4.1%

Claimant rate

Inner cityHigh densityOwner occupiers / families

56

Community stability

Age profile

24%
19%
21%
20%
15%
Under 1825%
18–3419%
35–4921%
50–6420%
65+15%

Tenure

36%
39%
17%
Own outright36%
Own (mortgage)39%
Private rent17%
Social rent8%
Shared ownership0%

Ethnicity

14%
66%
White British14%
White Other6%
Asian66%
Black7%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine16%
No car household11%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent17%
Social rent8%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
17
Local approval rate
56%
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
11 homes · LAND ADJOINING LIMEWOOD COURT, PHASE 2, LAND ADJOINING LIMEWOOD COURT, PHASE 2, BEEHIVE LANE, IG4 5EL
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Kielder Close, Hainault, IG6 3ER10 homes
completed
Development At 96, Queenborough Gardens, Barkingside2 homes
completed
103, Collinwood Gardens, Clayhall, IG5 0AL1 homes
completed
57A, 57A, Donald Drive, Chadwell Heath, RM6 5EB1 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 0AY

Full postcodeIG5 0AY
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.583762
Longitude0.064203
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