Barkingside · Redbridge · Ilford North constituency · 51.58680, 0.06903

IG5 0BE— Barkingside, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 25/100Low yield 2.90%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
88
Schools
90
Transport
25
Environment
68
Investment
38

The bottom line

IG5 0BE 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 0BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 0BE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG5 0BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parkhill Infants' School

Good · Inspected Oct 2023 · 5 min walk

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 10 min walk

P8: +0.87A8: 77.4

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 · 46 min walk

7 primaries · 2 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.1km

Crime is 65% below London average

Property

Prices, sales volume and market trends

Avg floor area130 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_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£325,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.7%

Total change

+700%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.8%

per year

Acceleration

+27.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£88k£88k+0%1
Post-dot-com plateau2001–2001£163k£163k+0%1
Pre-crash peak2006–2006£277k£277k+0%1
GFC & correction2008–2008£154k£154k+0%1
Help-to-Buy recovery2013–2016£345k£520k+50.7%1
Brexit uncertainty2017–2017£535k£535k+0%1
Rate-rise correction2023–2023£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
13.9 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
14 min walk
Barkingside Underground StationCentral
17 min walk
Fairlop Underground StationCentral
23 min walk
Newbury Park Underground StationCentral
24 min walk
Newbury Park StationNational Rail
24 min walk
No bus stops within 400m

10

Walkability score

38

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)

0

EV chargers (800m)

Nearest car park716m
Santander docks (800m)0
Nearest cycle dock6.0 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: 12.4 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 61%
More green space than 91% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.7 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

8 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Unicorn (709 m)

No restaurants within 800m — nearest: Serene (1.1 km)

Nearest supermarketWhere 2 Save · 1.3 km

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)

50m

Post office

Nearby shops

Judiya Enterprises59 m
Co-op Food90 m
Green Shop490 m
Shalom Hotel Bagels1.1 km

Nearby cafes

Ice Cream and Tea Parlor671 m
Gold's Coffee1.2 km
Tea Break1.2 km
Cupp Bubble Tea1.2 km

Nearby restaurants

Serene1.1 km
Thank Goodness For Pizza1.1 km
Mandarin Palace1.1 km
Ghost Burgers1.1 km

Nearby pubs

The Unicorn709 m
King George V948 m

Nearby pharmacies

Munro1.1 km

Nearby health

Longwood21 m
The Scan Clinic975 m
Food hygiene (5-star)50% of 16

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

38

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 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 score17/100
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

32

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,605m
Crossrail 2 route8,901m

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

SuburbanHigh 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)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
14
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)
86
Largest scheme
66 homes · Development At, 378, Little Gearies, Barkingside, IG6 1HP
Pipeline pressure
NONE

Named schemes (500m)

TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT, IG5 0SZ33 homes
completed
Development At Land Between 17 Rushden Gardens And At 175, Longwood Gardens9 homes
completed
175, 175, Longwood Gardens, IG5 0EN6 homes
completed
55, 55, Rushden Gardens, Clayhall, IG5 0BW4 homes
completed
175, 175, Longwood Gardens, Ilford, IG5 0EN3 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 0BE

Full postcodeIG5 0BE
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.586798
Longitude0.069032
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
NHS
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Companies
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Mail
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