Fairlop · Redbridge · Ilford North constituency · 51.58943, 0.08701

IG6 1PE— Fairlop, Redbridge

Location and area intelligence for IG6 1PE, Fairlop, Redbridge

The family fortress

 

Schools 75%Safety 74/100Transport 41/100Low yield 3.11%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
68
Transport
41
Environment
86
Investment
48

The bottom line

IG6 1PE offers low crime, fast broadband and a green environment at £540,000 median — 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 1PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+3.8% vs London avg
vs London income-1.7% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for IG6 1PE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 1PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

Avanti Court Primary School

Good · Inspected Jun 2022 · 2 min walk

KS2: 109.3

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 6 min walk

P8: +0.36A8: 50.6

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+68% vs borough

Crime by type

Other37%
Violence & sexual offences31%
Anti-social behaviour11%
Vehicle crime8%
Theft4%
Robbery4%
Drug offences3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.2km

Crime is +65% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£540,000

Median sale price

Above London median by 4%

£540,000 is 4% above the London median (£520,000)

+21.4%

This year

Terraced

Dominant type

Price history

5-year change
+10.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£595,000
Avg terraced£510,000
Price per m²£5,882/m²
Price per ft²£546/ft²
Avg floor area91.6 m²

EPC breakdown

B
1%
C
10%
D
23%
E
7%

Based on 41 properties · Confidence: high

Street mix

Semi 41%Terraced 53%Detached 6%

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

Stamp duty

Standard buyer£14,500
First-time buyerFTB
£5,750
Additional propertyBTL/2nd
£30,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.1×

Price-to-income

£2,701/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£229,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.6%

Total change

+864%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.0%

per year

Acceleration

+34.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 65 sales

Property Type Mix

Total: 65 sales

Detached6.2%
Semi-detached41.5%
Terraced52.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£132k+113.8%2.7
Post-dot-com plateau2001–2004£155k£227k+46.3%3.2
Pre-crash peak2005–2007£235k£380k+61.7%3
GFC & correction2009–2012£320k£295k-7.8%1.8
Help-to-Buy recovery2013–2016£283k£406k+43.7%1.5
Brexit uncertainty2018–2018£475k£475k+0%3
Pandemic surge2021–2021£488k£488k+0%2
Rate-rise correction2022–2023£490k£568k+15.8%1.5
Current market2024–2026£595k£595k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Weakest performer

Terraced

-0.6% alpha

Semi-detached-0.4% α
Local
6.4%
District
6.8%
Terraced-0.6% α
Local
6.2%
District
6.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing10
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Barkingside Underground StationCentral
5 min walk
Fairlop Underground StationCentral
9 min walk
Newbury Park Underground StationCentral
19 min walk
Newbury Park StationNational Rail
20 min walk
Hainault Underground StationCentral
21 min walk
No bus stops within 400m

42

Walkability score

54

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

21

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park314m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
Tesco Car Park· no
573m

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: 13.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.5 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): 1

Landslide susceptibility: Low

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

FULLWELL CROSS MED. CTR.

1 TOMSWOOD HILL, BARKINGSIDE, IG6 2HG

8 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalKing George Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Chequers (425 m)

Nearest supermarketAcasa Delicatessen Limited · 322 m
7 tennis courts1 swimming pools1 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)

1.8km

Post office

Nearby shops

News & Toys227 m
Barkingside Food Store329 m
Rūta341 m
Patricija353 m

Nearby cafes

Danny's Pie & Mash322 m
Bella's coffee324 m
Maison Fraise360 m
Costa380 m

Nearby restaurants

New Lotus House256 m
German Doner Kebab349 m
SWEET.354 m
Domino's359 m

Nearby pubs

The Chequers425 m
The New Fairlop Oak540 m

Nearby gyms

Fullwell Cross Swimming Pool372 m
Fullwell Cross Leisure Centre386 m
Norman Booth Building796 m
Redbridge Sports & Leisure939 m

Nearby pharmacies

Fairlop Pharmacy360 m
Pyramid Pharmacy392 m
Boots402 m

Nearby health

Excel Dental Clinic251 m
Barkingside Dental Care384 m
Dental Practice Barkingside414 m
Food hygiene (5-star)62% of 92

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AC DRAGON AIR CONDITIONING LTD
ARTIFICIAL INTELLIGENCE RESEARCH AND DEVELOPMENT LIMITED
ATTILA EL LTD
AWEXINTERNATIONAL LTD
CDFA LTD

+15 more

Investment

Investment grade, yield and market outlook

48

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,461m
Crossrail 2 route10,147m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,701 nationally

2,053

Est. population

11,450/km²

60%

Employed

40%

Degree educated

£41,300

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

27%
22%
22%
17%
Under 1827%
18–3422%
35–4922%
50–6417%
65+12%

Tenure

29%
25%
40%
Own outright29%
Own (mortgage)25%
Private rent40%
Social rent5%
Shared ownership0%

Ethnicity

21%
15%
46%
White British21%
White Other15%
Asian46%
Black9%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household29%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent40%
Social rent5%

vs. London

Income vs London-1.7%
Price vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
50%
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)
113
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)

Development At Builders Yard And Land At, Station Approach, Barkingside98 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
LAND TO REAR OF AND, 396, LAND TO REAR OF AND, 396, HORNS ROAD, IG6 1BT10 homes
completed
Development Site At Barnardos, Development Site At Barnardos, Tanners Lane, Barkingside, IG66 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.1%
Ward turnout
35%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

Ruth ClarkConservative
Joyce Ellen RyanConservative
Bob ChattawayLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£540,000)

£14,500

Standard buyer

£5,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG6 1PE

Full postcodeIG6 1PE
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.589429
Longitude0.087010
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