Fairlop · Redbridge · Ilford North constituency · 51.59075, 0.08628

IG6 1PH— Fairlop, Redbridge

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

High-connectivity investment target

 

Schools 75%Safety 74/100Transport 38/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
74
Schools
61
Transport
38
Environment
86
Investment
48

The bottom line

IG6 1PH offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 1PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG6 1PH

🛡️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

“High-connectivity investment target”

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How IG6 1PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Wohl Ilford Jewish Primary School

Not yet inspected · 4 min walk

KS2: 108.8

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 4 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 · 56 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.1km

Crime is +65% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,729/m²
Price per ft²£346/ft²
Avg floor area118.4 m²

EPC breakdown

B
1%
C
1%
D
4%
E
1%

Based on 7 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£296,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated (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

1995–2025 · CAGR

+6.2%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-6.85

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£72k£121k+68.1%1
Pre-crash peak2005–2007£247k£406k+64.4%1
Brexit uncertainty2019–2019£438k£438k+0%1
Current market2025–2025£442k£442k+0%2

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 Velocity40
Trend Position100

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
6.9 min walk
Newbury Park Station

Nearby stations

Barkingside Underground StationCentral
7 min walk
Fairlop Underground StationCentral
8 min walk
Hainault Underground StationCentral
19 min walk
Newbury Park Underground StationCentral
21 min walk
Newbury Park StationNational Rail
22 min walk
No bus stops within 400m

49

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria65 min ↑
Waterloo63 min ↑
Canary Wharf52 min ↑
City ★49 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 park161m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
Tesco Car Park· no
664m

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 — 5.4 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalKing George Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

6

Convenience

Nearest supermarketAcasa Delicatessen Limited · 213 m
7 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Rūta214 m
Patricija215 m
Pepperman's Deli260 m
Bieluch Limited268 m

Nearby cafes

Danny's Pie & Mash214 m
Bella's coffee234 m
Costa258 m
Maison Fraise331 m

Nearby restaurants

SWEET.213 m
German Doner Kebab214 m
Rossi Bros251 m
Best BBQ Turkish Cuisine255 m

Nearby pubs

The New Fairlop Oak384 m
The Chequers443 m

Nearby gyms

Fullwell Cross Swimming Pool219 m
Fullwell Cross Leisure Centre232 m
Norman Booth Building675 m
Redbridge Sports & Leisure815 m

Nearby pharmacies

Pyramid Pharmacy256 m
Fairlop Pharmacy265 m
Boots379 m

Nearby health

Dental Practice Barkingside346 m
Barkingside Dental Care349 m
Excel Dental Clinic374 m
Food hygiene (5-star)63% of 98

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ANNAVAN CONSULTANTS LTD
SIX SPOONS LTD
SRI PROPERTY INVESTMENT LIMITED

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

44.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,566m
Crossrail 2 route10,099m

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%

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)

OAKSIDE, OAKSIDE, FENCEPIECE ROAD, Barkingside, IG650 homes
completed
LAND TO REAR OF AND, 396, LAND TO REAR OF AND, 396, HORNS ROAD, IG6 1BT10 homes
completed
171, 171, High Street, Barkingside, IG6 2AJ8 homes
completed
Development Site At Barnardos, Development Site At Barnardos, Tanners Lane, Barkingside, IG66 homes
completed
151-157, 151-157, High Street, Barkingside, IG6 2AR6 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

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Key facts for IG6 1PH

Full postcodeIG6 1PH
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.590755
Longitude0.086276
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