Barkingside · Redbridge · Ilford North constituency · 51.58169, 0.07955

IG6 1EB— Barkingside, Redbridge

Location and area intelligence for IG6 1EB, Barkingside, Redbridge

Strong, well-rated schools nearby

 

Schools 86%Safety 78/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
78
Schools
95
Transport
31
Environment
58
Investment
36

The bottom line

IG6 1EB 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: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 1EB

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-8.1% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for IG6 1EB

🛡️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 1EB 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 · 5 min walk

KS2: 107.7

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 14 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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.7 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+25% vs borough

Crime by type

Other37%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime11%
Burglary5%
Drug offences3%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is +23% above 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.

IG6 district median

£457,500

Based on 105 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,557/m²
Price per ft²£423/ft²
Avg floor area114 m²

EPC breakdown

C
5%
D
22%
E
10%
F
4%

Based on 41 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£285,000
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, no insulation (assumed)
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

1995–2024 · CAGR

+6.2%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.6%

per year

Acceleration

-17.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached3.3%
Terraced96.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£143k+59.6%2.4
Post-dot-com plateau2001–2004£177k£329k+86.4%3.3
Pre-crash peak2005–2007£250k£333k+33.1%3.7
GFC & correction2009–2011£258k£305k+18.4%2
Help-to-Buy recovery2014–2016£449k£515k+14.7%4.7
Brexit uncertainty2017–2018£573k£512k-10.6%1.5
Pandemic surge2021–2021£563k£563k+0%4
Current market2024–2024£520k£520k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.3%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barkingside Underground StationCentral line
9.2 min walk
Newbury Park Station

Nearby stations

Barkingside Underground StationCentral
10 min walk
Newbury Park Underground StationCentral
12 min walk
Newbury Park StationNational Rail
13 min walk
Gants Hill Underground StationCentral
14 min walk
Fairlop Underground StationCentral
22 min walk
No bus stops within 400m

24

Walkability score

38

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)15
Nearest car park420m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Tesco Car Park· no
452m

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: 12.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.3 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

THE EASTERN AVENUE MEDICAL CENTRE

737 A CRANBROOK ROAD, IG2 6RJ

5 min walk

54%

Recommend GP

54%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalKing George Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King George V (704 m)

Nearest supermarketTesco · 503 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

0

Libraries (1km)

0

Cinemas (2km)

945m

Post office

Nearby shops

Co-Op560 m
News & Toys778 m
Sheikh Halal797 m
Essex News & Cards886 m

Nearby cafes

Café 104740 m
Marino's Cafe839 m
Maison Fraise901 m
Bella's coffee1.0 km

Nearby restaurants

New Lotus House749 m
McDonald's784 m
Pizza Hut Delivery786 m
Chicks806 m

Nearby pubs

King George V704 m
The Chequers758 m

Nearby pharmacies

Britannia Pharmacy741 m
Boots873 m
Fairlop Pharmacy1.1 km
Pyramid Pharmacy1.2 km

Nearby health

Excel Dental Clinic753 m
The Scan Clinic761 m
Barkingside Dental Care907 m
Dental Practice Barkingside990 m
Food hygiene (5-star)50% of 34

Business

Local businesses registered here

Active businesses
66
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
37
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A&S SPECIALIST SUPPLIES LTD.
A.N.G MEDICS LIMITED
AMB 786 PROPERTY INVESTMENT LTD
ANSHER & ANSHER LIMITED
ARCHAM LTD

+15 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score16/100
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

43.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,458m
Crossrail 2 route9,656m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,428 nationally

1,907

Est. population

7,374/km²

58%

Employed

47%

Degree educated

£38,600

Median income

5.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

25%
20%
24%
15%
16%
Under 1825%
18–3420%
35–4924%
50–6416%
65+16%

Tenure

26%
36%
17%
17%
Own outright26%
Own (mortgage)36%
Private rent17%
Social rent17%
Shared ownership3%
Rent free1%

Ethnicity

23%
53%
White British23%
White Other11%
Asian53%
Black6%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household26%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent17%
Private rent17%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
86%
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)
80
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)

Churchill Lodge, Churchill Lodge, Barnardo Drive, Barkingside, Essex, IG6 1EY12 homes
completed
823-827, 823-827, Cranbrook Road, Ilford, Essex, IG6 1DJ10 homes
completed
Development Site at, Development Site at, Stanway Close, Chigwell, IG7 4BU6 homes
completed
855, Cranbrook Road, Ilford, IG6 1JE6 homes
completed
Development at Mulberry Lodge Day Centre 47-50, 47-50, Mulberry Way, Barkingside,, E186 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.2%
Ward turnout
37%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Judith Anne Naomi GarfieldLabour
Martin SachsLabour
Mark Anthony SantosLabour

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Key facts for IG6 1EB

Full postcodeIG6 1EB
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardBarkingside
Latitude51.581693
Longitude0.079553
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