Fullwell · Redbridge · Ilford North constituency · 51.59394, 0.05215

IG5 0LU— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 13/100~3% 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
58
Safety
84
Schools
90
Transport
13
Environment
72
Investment
32

The bottom line

IG5 0LU 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: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG5 0LU

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-9.3% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for IG5 0LU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG5 0LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Glade Primary School

Not yet inspected · 5 min walk

KS2: 108.0

★★

Secondary

Beal High School

Good · Inspected Nov 2021 · 11 min walk

P8: +0.63A8: 55.4

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 · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.4 incidents per 1,000 residents

Better than 65% of London
→ Stable

-26% vs borough

Crime by type

Violence & sexual offences25%
Other21%
Vehicle crime18%
Anti-social behaviour17%
Drug offences10%
Burglary6%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 2.6km

Crime is 27% 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£5,123/m²
Price per ft²£476/ft²
Avg floor area120.1 m²

EPC breakdown

B
1%
C
2%
D
14%
E
1%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 85%Terraced 12%Detached 2%

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£300,250
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
WallsCavity wall, 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

+7.1%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.7%

per year

Acceleration

+12.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 41 sales

Property Type Mix

Total: 41 sales

Detached2.4%
Semi-detached85.4%
Terraced12.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£150k+77%2.2
Post-dot-com plateau2001–2004£200k£245k+22.5%1
Pre-crash peak2005–2006£302k£260k-13.9%2
GFC & correction2008–2011£390k£355k-9%2.5
Help-to-Buy recovery2015–2016£495k£578k+16.8%1
Brexit uncertainty2017–2018£460k£435k-5.4%1
Pandemic surge2020–2021£545k£485k-11%3
Current market2024–2025£536k£658k+22.7%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
6%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
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
Ilford

Nearby stations

South Woodford Underground StationCentral
22 min walk
Woodford Underground StationCentral
24 min walk
Redbridge Underground StationCentral
25 min walk
Gants Hill Underground StationCentral
27 min walk
Snaresbrook Underground StationCentral
32 min walk
No bus stops within 400m

25

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf60 min ↑
City ★57 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park341m
Santander docks (800m)0
Nearest cycle dock5.3 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 49%
More green space than 87% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.2 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

CLAYHALL CLINIC

14 CLAYHALL AVENUE, CLAYHALL, IG5 0LG

4 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalSpire London East · 950 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Unicorn (776 m)

Nearest supermarketArchies · 439 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Glades Food & Wine290 m
Jilani Halal Meat & Groceries456 m
Londis995 m

Nearby cafes

Café @ No.4446 m
Pat's Cafe577 m
Ice Cream and Tea Parlor996 m

Nearby restaurants

Toby Carvery432 m
Deli Bites and Desserts449 m
Jilani Chicken & Chips453 m
Jilani Thai & Grill458 m

Nearby pubs

The Unicorn776 m

Nearby pharmacies

Day Lewis Pharmacy453 m

Nearby health

Clayhall Group Practice361 m
Spire London East950 m
Food hygiene (5-star)50% of 16

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

F&S DRY LTD
MASKEEN LIMITED
MOKK DRYLINER LTD
OTTOMAN SHIELD LTD
STAR IN ME CHILDCARE LIMITED

+1 more

Investment

Investment grade, yield and market outlook

32

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 months2

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

17/100

Velocity score

Future outlook

50.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,707m
Crossrail 2 route7,756m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,491 nationally

1,520

Est. population

7,687/km²

54%

Employed

38%

Degree educated

£38,100

Median income

4.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

22%
18%
18%
21%
21%
Under 1822%
18–3419%
35–4918%
50–6421%
65+21%

Tenure

46%
42%
Own outright46%
Own (mortgage)42%
Private rent10%
Social rent2%
Shared ownership0%

Ethnicity

25%
57%
White British25%
White Other7%
Asian57%
Black4%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine16%
No car household15%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent10%
Social rent2%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
13
Local approval rate
39%
Borough approval rate
64%
Historic landfill (400m)
1
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)
2
Largest scheme
60 homes · 41-55, 41-55, Perth Road, Gants Hill, IG2
Pipeline pressure
NONE

Named schemes (500m)

66-86, 66-86, Goodmayes Road, Goodmayes, IG3 9UU14 homes
completed
26, 26, Elm Hall Gardens, Wanstead, E11 2HX2 homes
completed
117-119, 117-119, South Park Drive, Seven Kings, IG3 9AD1 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 0LU

Full postcodeIG5 0LU
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.593938
Longitude0.052146
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