Fullwell · Redbridge · Ilford North constituency · 51.59441, 0.06750

IG5 0QF— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 87/100Transport 12/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
87
Schools
90
Transport
12
Environment
86
Investment
33

The bottom line

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

The catch: 59 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG5 0QF

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-57.0% vs London avg

Deep-dive guides for IG5 0QF

🛡️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 0QF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gilbert Colvin Primary School

Not yet inspected · Inspected Feb 2025 · 2 min walk

KS2: 106.8

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 5 min walk

P8: -0.29A8: 40.0

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 · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences49%
Anti-social behaviour20%
Other16%
Vehicle crime8%
Drug offences4%
Theft2%
Robbery0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.9km

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,319/m²
Price per ft²£680/ft²
Avg floor area88.6 m²

EPC breakdown

C
4%
D
15%
E
8%

Based on 27 properties · Confidence: medium

Street mix

Semi 83%Terraced 16%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£221,500
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.8%

Total change

+780%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

+19.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 64 sales

Property Type Mix

Total: 64 sales

Detached1.6%
Semi-detached82.8%
Terraced15.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£71k£130k+83.1%3
Post-dot-com plateau2001–2004£147k£227k+54.9%2.2
Pre-crash peak2005–2007£250k£290k+16%3.3
GFC & correction2009–2012£268k£250k-6.5%2.8
Help-to-Buy recovery2013–2016£278k£470k+69.1%2
Brexit uncertainty2018–2019£559k£415k-25.7%2
Pandemic surge2020–2020£425k£425k+0%1
Rate-rise correction2022–2023£510k£518k+1.5%1.5
Current market2025–2025£625k£625k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.2% alpha

Weakest performer

Terraced

+0.3% alpha

Semi-detached+1.2% α
Local
7.8%
District
6.6%
Terraced+0.3% α
Local
14.9%
District
14.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
Gants Hill Underground StationCentral line
23.9 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
20 min walk
Barkingside Underground StationCentral
22 min walk
Gants Hill Underground StationCentral
25 min walk
Hainault Underground StationCentral
26 min walk
Redbridge Underground StationCentral
32 min walk
No bus stops within 400m

9

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria74 min ↑
Waterloo73 min ↑
Canary Wharf61 min ↑
City ★59 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park410m
Santander docks (800m)0
Nearest cycle dock6.2 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: 12.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.9 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

THE FULLWELL AVENUE SURGERY

272 FULLWELL AVENUE, CLAYHALL, IG5 0SB

5 min walk

76%

Recommend GP

76%

Overall GP experience

1

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

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Unicorn (429 m)

Nearest supermarketAcasa Delicatessen Limited · 1.2 km
1 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)

291m

Post office

Nearby shops

Green Shop367 m
Co-op Food781 m
Judiya Enterprises801 m

Nearby pubs

The Unicorn429 m

Nearby gyms

Virgin Active919 m

Nearby health

Longwood842 m
Food hygiene (5-star)69% of 13

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AIR CONDITIONING SHOP ONLINE LIMITED
AL BILAL AIR CONDITIONING LTD
ASHCROFT LIVING LIMITED
DSK SOLUTIONS 80 LIMITED
FINE SHADING UK LTD

+6 more

Investment

Investment grade, yield and market outlook

33

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
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

44

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,296m
Crossrail 2 route8,821m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,988 nationally

1,772

Est. population

7,806/km²

57%

Employed

40%

Degree educated

£38,100

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

26%
18%
22%
18%
16%
Under 1826%
18–3418%
35–4922%
50–6418%
65+16%

Tenure

41%
42%
14%
Own outright41%
Own (mortgage)42%
Private rent14%
Social rent2%

Ethnicity

26%
50%
White British26%
White Other7%
Asian50%
Black6%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine16%
No car household14%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent14%
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)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
14
Local approval rate
38%
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)
46
Largest scheme
150 homes · Development Site At Repton Court And Claire House, Development Site At Repton Court And Claire House, Fullwell Avenue, Reption Grove, Clayhall, IG5
Pipeline pressure
NONE

Named schemes (500m)

TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT HOUSING ESTATE, TIPTREE CRESCENT, IG5 0SZ33 homes
completed
Land Front Of Scout Hall, Land Front Of Scout Hall, Hurstleigh Gardens, Ilford, IG5 0RQ6 homes
completed
191, 191, Whitehall Road, Woodford Green, IG8 0RH5 homes
completed
Garages and land to rear, 307-311, Garages and land to rear, 307-311, Fullwell Avenue, Clayhall, IG5 OP63 homes
completed
124, 124, Mayesbrook Road, Goodmayes, IG3 9PJ2 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 0QF

Full postcodeIG5 0QF
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.594414
Longitude0.067501
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