Aldborough · Redbridge · Ilford North constituency · 51.58269, 0.08467

IG6 1BS— Aldborough, Redbridge

Location and area intelligence for IG6 1BS, Aldborough, Redbridge

Strong, well-rated schools nearby

 

Schools 75%Safety 79/100Transport 36/100Yield 3.67%

Best for: Families

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

Liveability
56
Safety
79
Schools
95
Transport
36
Environment
59
Investment
51

The bottom line

IG6 1BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 1BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for IG6 1BS

🛡️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 IG6 1BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Fullwood Primary School

Outstanding · Inspected May 2024 · 6 min walk

KS2: 107.7

★★

Secondary

Oaks Park High School

Good · Inspected Oct 2019 · 8 min walk

P8: -0.54A8: 38.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.6 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+22% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour19%
Robbery6%
Vehicle crime6%
Theft5%
Drug offences4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area92.1 m²

EPC breakdown

C
4%
D
21%
E
3%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 10%Terraced 90%

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£230,250
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
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

1995–2022 · CAGR

+6.6%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.7%

per year

Acceleration

+37.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached9.7%
Terraced90.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£110k+20.9%1.2
Post-dot-com plateau2001–2004£131k£210k+60.3%1.8
Pre-crash peak2005–2007£260k£255k-1.9%1.7
GFC & correction2008–2012£283k£275k-2.8%1
Help-to-Buy recovery2014–2016£345k£409k+18.4%1.5
Brexit uncertainty2017–2019£416k£420k+1.1%2.5
Pandemic surge2021–2021£393k£393k+0%2
Rate-rise correction2022–2022£513k£513k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
4.6%
District
5.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Barkingside Underground StationCentral line
5.2 min walk
Newbury Park Station

Nearby stations

Barkingside Underground StationCentral
5 min walk
Newbury Park Underground StationCentral
11 min walk
Newbury Park StationNational Rail
12 min walk
Gants Hill Underground StationCentral
18 min walk
Fairlop Underground StationCentral
19 min walk
No bus stops within 400m

30

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria62 min ↑
Waterloo60 min ↑
Canary Wharf49 min ↑
City ★47 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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)24
Nearest car park289m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Tesco Car Park· no
385m

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: 13.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 6.2 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 yield857.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NELFT REDBRIDGE DIABETES SERVICE

THE DIABETES CENTRE, BUNTINGBRIDGE ROAD, IG2 7LR

8 min walk

7

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalKing George Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Chequers (686 m)

Nearest supermarketTesco · 398 m
1 tennis courts1 sports halls

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)

1.0km

Post office

Nearby shops

News & Toys567 m
Co-Op592 m
Sheikh Halal719 m
Essex News & Cards789 m

Nearby cafes

Café 104661 m
Marino's Cafe752 m
Maison Fraise801 m
Bella's coffee912 m

Nearby restaurants

New Lotus House523 m
Pizza Hut Delivery711 m
Chicks727 m
McDonald's728 m

Nearby pubs

The Chequers686 m

Nearby gyms

Fullwell Cross Swimming Pool1.1 km
Fullwell Cross Leisure Centre1.1 km

Nearby pharmacies

Boots792 m
Britannia Pharmacy809 m
Fairlop Pharmacy938 m
Pyramid Pharmacy1.0 km

Nearby health

Excel Dental Clinic531 m
Barkingside Dental Care816 m
Dental Practice Barkingside902 m
Food hygiene (5-star)67% of 36

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

LUKA & DOBE LIMITED
OJHA LTD
OK BROTHERS LTD
TRACY & RUSSELL ROSE PRODUCTIONS LIMITED

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

27.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,726m
Crossrail 2 route10,002m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,760 nationally

2,256

Est. population

2,864/km²

58%

Employed

42%

Degree educated

£42,000

Median income

6.6%

Claimant rate

SuburbanLow densityEstablished mixed

40

Community stability

Age profile

28%
21%
25%
14%
Under 1828%
18–3421%
35–4925%
50–6414%
65+13%

Tenure

22%
25%
34%
17%
Own outright22%
Own (mortgage)25%
Private rent34%
Social rent17%
Shared ownership2%

Ethnicity

21%
18%
47%
White British21%
White Other18%
Asian47%
Black7%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household28%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent34%
Social rent17%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
17
Local approval rate
92%
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)
119
Largest scheme
144 homes · Barnardos Phase III, Scotch House, Barnardos Phase III, Scotch House, Tanners Lane, Barkingside, IG6 1QG
Pipeline pressure
NONE

Named schemes (500m)

Barnardos Phase III, Scotch House, Barnardos Phase III, Scotch House, Tanners Lane, Barkingside, IG6 1QG144 homes
completed
BARNARDO'S VILLAGE, BARNARDO'S VILLAGE, TANNERS LANE, IG6 1QG72 homes
completed
Development Site At Barnardos Phase 4/5, Development Site At Barnardos Phase 4/5, Tanners Lane, Barkingside, IG666 homes
completed
B.T. DEPOT, B.T. DEPOT, PERKINS ROAD, IG251 homes
completed
Wycliffe House, 245-247, Wycliffe House, 245-247, Cranbrook Road, Ilford, IG119 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

John HowardLabour
Jyotsna Rahman IslamLabour
Lebo PhakoeLabour

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Key facts for IG6 1BS

Full postcodeIG6 1BS
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.582690
Longitude0.084665
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