Fullwell · Redbridge · Ilford North constituency · 51.58975, 0.08136

IG6 2AD— Fullwell, Redbridge

Location and area intelligence for IG6 2AD, Fullwell, Redbridge

The family fortress

 

Schools 71%Safety 76/100Transport 33/100~4% 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
61
Safety
76
Schools
90
Transport
33
Environment
67
Investment
40

The bottom line

IG6 2AD 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: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2AD

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-17.4% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for IG6 2AD

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG6 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mossford Green Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 106.8

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 5 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+46% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour23%
Vehicle crime8%
Theft4%
Robbery4%
Drug offences3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

5

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.4km

Crime is +42% above London average

Property

2 Jul

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£3,258/m²
Price per ft²£303/ft²
Avg floor area70.6 m²

EPC breakdown

D
1%
E
2%
F
2%

Based on 5 properties · Confidence: low

Street mix

Semi 8%Terraced 25%Flat 8%Other 58%

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£176,500
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 fuelelectricity (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

1997–2025 · CAGR

+-1.2%

Total change

-28%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

-53.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Terraced60%
Flat/maisonette20%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£320k£175k-45.3%1
Post-dot-com plateau2001–2001£253k£253k+0%2
Current market2025–2025£230k£230k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
8.1 min walk
Newbury Park Station

Nearby stations

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

60

Walkability score

112

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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park117m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Tesco Car Park· no
466m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed465 Mbps
Median download436 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.3 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 49%
More green space than 90% 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalKing George Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

10

Convenience

Nearest supermarketAcasa Delicatessen Limited · 206 m
1 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)

866m

Post office

Nearby shops

Essex News & Cards33 m
Cakes & Bakes42 m
Veena's Green76 m
Barkingside Food Store85 m

Nearby cafes

Maison Fraise33 m
Marino's Cafe68 m
Bella's coffee160 m
Café 104166 m

Nearby restaurants

Abshar13 m
The Cod Club21 m
Yosi's Bagels25 m
Barkingside Kebabish28 m

Nearby pubs

The Chequers147 m
The New Fairlop Oak547 m

Nearby gyms

Fullwell Cross Swimming Pool366 m
Fullwell Cross Leisure Centre385 m

Nearby pharmacies

Boots32 m
Fairlop Pharmacy161 m
Pyramid Pharmacy284 m

Nearby health

Barkingside Dental Care9 m
Dental Practice Barkingside86 m
Excel Dental Clinic372 m
Food hygiene (5-star)65% of 96

Business

Local businesses registered here

Active businesses
125
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
47
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

61 REPORTS LIMITED
A SADANA INVESTMENTS LIMITED
A4R0.COM LTD
AFRIMALT UK LTD
AIMROK DEVELOPMENT LTD

+15 more

Investment

Investment grade, yield and market outlook

40

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

49.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,304m
Crossrail 2 route9,756m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,045 nationally

1,912

Est. population

7,579/km²

55%

Employed

39%

Degree educated

£34,700

Median income

6.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
19%
21%
17%
17%
Under 1825%
18–3419%
35–4921%
50–6417%
65+17%

Tenure

32%
35%
20%
Own outright32%
Own (mortgage)35%
Private rent20%
Social rent13%
Shared ownership1%

Ethnicity

28%
43%
White British28%
White Other11%
Asian43%
Black6%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household22%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent20%
Social rent13%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
56%
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)
22
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)

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
FORMER ALLOTMENT SITE, LAND ADJACENT, FORMER ALLOTMENT SITE, LAND ADJACENT, AINTREE CRESCENT, IG617 homes
completed
GREEN ELMS, GREEN ELMS, MOSSFORD GREEN, IG617 homes
completed
Development Site At 26 To 36 And Rear Of 18 To 24, Development Site At 26 To 36 And Rear Of 18 To 24, High Street, Barkingside, IG6 2DQ16 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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Key facts for IG6 2AD

Full postcodeIG6 2AD
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.589745
Longitude0.081365
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