Fullwell · Redbridge · Ilford North constituency · 51.58973, 0.07556

IG6 2BL— Fullwell, Redbridge

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

The family fortress

 

Schools 75%Safety 76/100Transport 23/100Yield 6.11%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
76
Schools
90
Transport
23
Environment
63
Investment
54

The bottom line

IG6 2BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £274,750 median — 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 2BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-47.2% vs London avg
vs London income-17.4% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for IG6 2BL

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

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“The family fortress”

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How IG6 2BL 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 · 4 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 14 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£274,750

Median sale price

Bottom 25% — 47% below London median

£274,750 is 47% below the London median (£520,000)

-3.6%

This year

Flat

Dominant type

Price history

5-year change
-10.3%
Sales (24 months)6
New build0.0%
Avg flat£274,750
Price per m²£4,446/m²
Price per ft²£413/ft²
Avg floor area62.1 m²

EPC breakdown

B
1%
C
21%
D
14%
E
5%
F
1%

Based on 42 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£1,238
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,480

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

7.9×

Price-to-income

£1,374/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£155,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1995–2025 · CAGR

+6%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

+15.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£78k+48.6%1.8
Post-dot-com plateau2001–2004£98k£148k+51.3%2.5
Pre-crash peak2005–2006£148k£158k+7.1%2
GFC & correction2008–2012£175k£160k-8.6%1.8
Help-to-Buy recovery2013–2015£185k£241k+30.3%2.3
Brexit uncertainty2017–2017£285k£285k+0%2
Rate-rise correction2022–2022£293k£293k+0%2
Current market2024–2025£275k£300k+9.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.3%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
12.1 min walk
Newbury Park Station

Nearby stations

Barkingside Underground StationCentral
13 min walk
Fairlop Underground StationCentral
16 min walk
Gants Hill Underground StationCentral
20 min walk
Newbury Park Underground StationCentral
23 min walk
Newbury Park StationNational Rail
24 min walk
No bus stops within 400m

29

Walkability score

54

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Tesco Car Park· no
623m

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: 13.0 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% 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

7

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 2.2 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

92

Parks (1km)

16

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Chequers (409 m)

Nearest supermarketTesco · 625 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)

508m

Post office

Nearby shops

Sheikh Halal405 m
Cakes & Bakes419 m
Essex News & Cards428 m
Veena's Green438 m

Nearby cafes

Marino's Cafe412 m
Café 104432 m
Maison Fraise435 m
Bella's coffee523 m

Nearby restaurants

McDonald's364 m
Junglees374 m
Papa John's375 m
The Cod Club395 m

Nearby pubs

The Chequers409 m
The New Fairlop Oak815 m

Nearby gyms

Fullwell Cross Swimming Pool687 m
Fullwell Cross Leisure Centre700 m

Nearby pharmacies

Boots393 m
Fairlop Pharmacy500 m
Pyramid Pharmacy588 m

Nearby health

Dental Practice Barkingside408 m
Barkingside Dental Care412 m
Longwood538 m
Excel Dental Clinic719 m
Food hygiene (5-star)57% of 56

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

ALFA PROFESSIONALS LTD
COURIER ROUTE PLANNER LIMITED
FH HOSPITALITY ESSEX LIMITED

Investment

Investment grade, yield and market outlook

54

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,109m
Crossrail 2 route9,354m

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%
Price vs London-47.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
100%
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)
21
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
4 to 6, 4 to 6, Mossford Green, IG64 homes
completed
14, 14, Mossford Green, Barkingside, IG6 2BX2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£274,750)

£1,238

Standard buyer

£0

First-time buyer

Save £1,238

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 2BL

Full postcodeIG6 2BL
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.589731
Longitude0.075561
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