Fullwell · Redbridge · Ilford North constituency · 51.58987, 0.07704

IG6 2BJ— Fullwell, Redbridge

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

The family fortress

 

Schools 71%Safety 76/100Transport 24/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
76
Schools
90
Transport
24
Environment
63
Investment
48

The bottom line

IG6 2BJ 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: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2BJ

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 2BJ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG6 2BJ 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 · 3 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 52 min walk

8 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.2km

Crime is +42% above London average

Property

Prices, sales volume and market trends

Avg floor area91.4 m²

EPC breakdown

C
7%
D
5%

Based on 12 properties · Confidence: medium

Street mix

Semi 27%Terraced 73%

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£228,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+6.2%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.1%

per year

Acceleration

-95.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached27.3%
Terraced72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£81k£101k+24.7%1
Post-dot-com plateau2001–2001£227k£227k+0%1
GFC & correction2008–2010£200k£295k+47.5%1
Brexit uncertainty2017–2019£490k£660k+34.7%1
Pandemic surge2020–2020£363k£363k+0%2

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
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
11.1 min walk
Newbury Park Station

Nearby stations

Barkingside Underground StationCentral
12 min walk
Fairlop Underground StationCentral
15 min walk
Gants Hill Underground StationCentral
21 min walk
Newbury Park Underground StationCentral
23 min walk
Newbury Park StationNational Rail
23 min walk
No bus stops within 400m

38

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria72 min ↑
Waterloo71 min ↑
Canary Wharf59 min ↑
City ★57 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock6.6 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: 13.1 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% 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): 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 FULLWELL AVENUE SURGERY

272 FULLWELL AVENUE, CLAYHALL, IG5 0SB

10 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

24

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Chequers (322 m)

Nearest supermarketAcasa Delicatessen Limited · 456 m
1 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)

601m

Post office

Nearby shops

Sheikh Halal312 m
Cakes & Bakes315 m
Essex News & Cards327 m
Veena's Green335 m

Nearby cafes

Marino's Cafe315 m
Maison Fraise333 m
Café 104347 m
Bella's coffee420 m

Nearby restaurants

McDonald's275 m
Junglees279 m
Papa John's279 m
Abshar293 m

Nearby pubs

The Chequers322 m
The New Fairlop Oak725 m

Nearby gyms

Fullwell Cross Swimming Pool588 m
Fullwell Cross Leisure Centre603 m

Nearby pharmacies

Boots292 m
Fairlop Pharmacy398 m
Pyramid Pharmacy490 m

Nearby health

Dental Practice Barkingside304 m
Barkingside Dental Care309 m
Excel Dental Clinic630 m
Longwood631 m
Food hygiene (5-star)59% of 69

Business

Local businesses registered here

Active businesses
5
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

AJV FINANCIAL SERVICES LTD
ALL IN ONE CONSTRUCTION LTD
R A LEGAL CONSULTANCY LIMITED
SMART SWITCH UTILITY LTD
SSK DEVELOPMENT (LONDON) LTD

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

32.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,171m
Crossrail 2 route9,457m

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)
5
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)
7
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)
10
Largest scheme
110 homes · Site at, Site at, Fullwell Avenue, Timberdene Avenue, Barkingside, IG6
Pipeline pressure
NONE

Named schemes (500m)

GREEN ELMS, GREEN ELMS, MOSSFORD GREEN, IG617 homes
completed
Mossford Court, Mossford Court, Hatfield Close, Barkingside7 homes
completed
Development At Mossford Court, 1, Parsons Mews, Clayhall, IG5 0FP6 homes
completed
855, Cranbrook Road, Ilford, IG6 1JE6 homes
completed
4 to 6, 4 to 6, Mossford Green, IG64 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 2BJ

Full postcodeIG6 2BJ
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.589867
Longitude0.077039
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
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