Fullwell · Redbridge · Ilford North constituency · 51.58777, 0.07029

IG5 0ES— Fullwell, Redbridge

Location and area intelligence for IG5 0ES, Fullwell, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 24/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
51
Safety
86
Schools
90
Transport
24
Environment
61
Investment
30

The bottom line

IG5 0ES offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG5 0ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for IG5 0ES

🛡️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 0ES 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 · 6 min walk

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 8 min walk

P8: +0.87A8: 77.4

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 · 48 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-48% vs borough

Crime by type

Anti-social behaviour26%
Other24%
Violence & sexual offences24%
Vehicle crime10%
Drug offences6%
Burglary6%
Robbery4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.2km

Crime is 49% below London average

Property

1 May

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£4,826/m²
Price per ft²£448/ft²
Avg floor area102.8 m²

EPC breakdown

C
1%
D
2%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 88%Terraced 13%

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£257,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6.3%

Total change

+395%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.9%

per year

Acceleration

+36.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached87.5%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£101k£101k+0%3
Post-dot-com plateau2002–2002£210k£210k+0%2
GFC & correction2010–2010£330k£330k+0%1
Help-to-Buy recovery2013–2013£350k£350k+0%1
Current market2024–2024£500k£500k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+4.7% alpha

Semi-detached+4.7% α
Local
19.5%
District
14.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
15.4 min walk
Newbury Park Station

Nearby stations

Gants Hill Underground StationCentral
16 min walk
Barkingside Underground StationCentral
16 min walk
Fairlop Underground StationCentral
21 min walk
Newbury Park Underground StationCentral
24 min walk
Newbury Park StationNational Rail
24 min walk
No bus stops within 400m

14

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria63 min ↑
Waterloo60 min ↑
Canary Wharf50 min ↑
City ★48 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park602m
Santander docks (800m)0
Nearest cycle dock6.1 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: 12.0 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: 12.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 5.6 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

9 min walk

88%

Recommend GP

88%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

69

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 (688 m)

No restaurants within 800m — nearest: McDonald's (719 m)

Nearest supermarketTesco · 850 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)

93m

Post office

Nearby shops

Co-op Food54 m
Judiya Enterprises86 m
Green Shop397 m
Sheikh Halal764 m

Nearby restaurants

McDonald's719 m
Junglees745 m
Papa John's747 m
Pizza Hut Delivery759 m

Nearby pubs

The Unicorn688 m
The Chequers752 m
King George V1.0 km

Nearby health

Longwood119 m
The Scan Clinic1.1 km
Food hygiene (5-star)44% 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

E

High street health

Investment

Investment grade, yield and market outlook

30

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

25

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,742m
Crossrail 2 route8,987m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,368 nationally

1,500

Est. population

10,499/km²

48%

Employed

33%

Degree educated

£34,700

Median income

11.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

27%
21%
19%
19%
14%
Under 1827%
18–3421%
35–4919%
50–6419%
65+14%

Tenure

16%
18%
16%
48%
Own outright16%
Own (mortgage)18%
Private rent16%
Social rent48%
Shared ownership1%
Rent free1%

Ethnicity

25%
38%
18%
White British25%
White Other9%
Asian38%
Black19%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household42%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent48%
Private rent16%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
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
191, 191, Whitehall Road, Woodford Green, IG8 0RH5 homes
completed
55, 55, Rushden Gardens, Clayhall, IG5 0BW4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.7%
Ward turnout
33%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Matthew GoddinLabour
Shanell JohnsonLabour
Sham IslamLabour

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Key facts for IG5 0ES

Full postcodeIG5 0ES
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.587774
Longitude0.070289
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