Fullwell · Redbridge · Ilford North constituency · 51.59782, 0.06451

IG5 0SD— Fullwell, Redbridge

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

The family fortress

 

Schools 100%Safety 77/100Transport 12/100Low yield 2.90%

Best for: Families

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

Liveability
51
Safety
77
Schools
90
Transport
12
Environment
86
Investment
38

The bottom line

IG5 0SD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families 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 0SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for IG5 0SD

🛡️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 0SD 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 · 6 min walk

KS2: 106.8

★★

Secondary

Caterham High School

Good · Inspected Jun 2022 · 6 min walk

P8: -0.29A8: 40.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.2 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+36% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour20%
Vehicle crime13%
Burglary4%
Drug offences3%
Theft2%
Robbery2%

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 +33% above London average

Property

Prices, sales volume and market trends

Avg floor area106.9 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: 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£267,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 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

1996–2010 · CAGR

+10.7%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.7%

per year

Acceleration

-178.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£94k+55.8%1
Post-dot-com plateau2002–2002£165k£165k+0%1
Pre-crash peak2007–2007£105k£105k+0%1
GFC & correction2009–2010£280k£250k-10.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
23 min walk
Hainault Underground StationCentral
26 min walk
Barkingside Underground StationCentral
27 min walk
Woodford Underground StationCentral
29 min walk
Gants Hill Underground StationCentral
30 min walk
No bus stops within 400m

10

Walkability score

43

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 park486m
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 waterMEDIUM
Medium
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: 12.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.6 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

THE FULLWELL AVENUE SURGERY

272 FULLWELL AVENUE, CLAYHALL, IG5 0SB

7 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Unicorn (672 m)

Nearest supermarketArchies · 1.3 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)

186m

Post office

Nearby shops

Glades Food & Wine671 m
Green Shop792 m

Nearby pubs

The Unicorn672 m
The Crown & Crooked Billet1.1 km

Nearby gyms

Virgin Active613 m
Food hygiene (5-star)90% of 10

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

FALOLA FITNESS LTD
FULLWELL ENTERPRISES LTD

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 score13/100
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

12.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,516m
Crossrail 2 route8,653m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,547 nationally

2,064

Est. population

6,444/km²

57%

Employed

39%

Degree educated

£38,100

Median income

7.8%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

31%
19%
24%
19%
Under 1831%
18–3419%
35–4924%
50–6419%
65+8%

Tenure

17%
28%
17%
36%
Own outright17%
Own (mortgage)28%
Private rent17%
Social rent36%
Shared ownership2%
Rent free1%

Ethnicity

25%
34%
16%
White British25%
White Other11%
Asian34%
Black16%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household31%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent36%
Private rent17%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
13
Local approval rate
33%
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)
35
Largest scheme
256 homes · CLAYBURY HOSPITAL, EXCL. PHASE 1A, CLAYBURY HOSPITAL, EXCL. PHASE 1A, MANOR ROAD, IG8
Pipeline pressure
NONE

Named schemes (500m)

Development Site At Repton Court And Claire House, Development Site At Repton Court And Claire House, Fullwell Avenue, Reption Grove, Clayhall, IG5150 homes
completed
ROSE PARK, ROSE PARK, HEATHCOTE AVENUE, IG529 homes
completed
FORMER CLAYBURY HOSPITAL, BLOCKS A1 &M1, FORMER CLAYBURY HOSPITAL, BLOCKS A1 &M1, MANOR ROAD, IG811 homes
completed
Land Front Of Scout Hall, Land Front Of Scout Hall, Hurstleigh Gardens, Ilford, IG5 0RQ6 homes
completed
Garages and land to rear, 307-311, Garages and land to rear, 307-311, Fullwell Avenue, Clayhall, IG5 OP63 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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Compare Redbridge with nearby boroughs:

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Key facts for IG5 0SD

Full postcodeIG5 0SD
Postcode districtIG5
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.597822
Longitude0.064508
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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