Fairlop · Redbridge · Ilford North constituency · 51.59030, 0.08243

IG6 2DP— Fairlop, Redbridge

Location and area intelligence for IG6 2DP, Fairlop, Redbridge

High-connectivity investment target

 

Schools 71%Safety 74/100Transport 37/100Yield 3.67%

Best for: Families

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

Liveability
60
Safety
74
Schools
90
Transport
37
Environment
68
Investment
58

The bottom line

IG6 2DP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 2DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG6 2DP

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG6 2DP 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 54 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.3km

Crime is +65% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

D
3%
E
3%
F
1%

Based on 7 properties · Confidence: low

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£170,750
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, no insulation (assumed)
Heating fuelelectricity (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

1996–2006 · CAGR

+11.4%

Total change

+194%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.4%

per year

Acceleration

-43.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£180k£180k+0%2
Post-dot-com plateau2003–2003£350k£350k+0%1
Pre-crash peak2006–2006£530k£530k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
7.9 min walk
Newbury Park Station

Nearby stations

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

61

Walkability score

95

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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park165m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Tesco Car Park· no
531m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 31%
More green space than 91% 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

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 · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

11

Convenience

Nearest supermarketAcasa Delicatessen Limited · 112 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)

958m

Post office

Nearby shops

Barkingside Food Store17 m
Veena's Green44 m
Veenas Cash & Carry54 m
Cakes & Bakes64 m

Nearby cafes

Bella's coffee66 m
Maison Fraise82 m
Danny's Pie & Mash106 m
Marino's Cafe147 m

Nearby restaurants

Dixy Chicken33 m
Sambal Express34 m
Greggs39 m
Barkingside Kebabish74 m

Nearby pubs

The Chequers228 m
The New Fairlop Oak459 m

Nearby gyms

Fullwell Cross Swimming Pool273 m
Fullwell Cross Leisure Centre292 m
Norman Booth Building859 m
Redbridge Sports & Leisure985 m

Nearby pharmacies

Fairlop Pharmacy79 m
Boots125 m
Pyramid Pharmacy200 m

Nearby health

Dental Practice Barkingside82 m
Barkingside Dental Care89 m
Excel Dental Clinic373 m
Food hygiene (5-star)65% of 97

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

35.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,393m
Crossrail 2 route9,831m

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)
11
Planning apps (3 years)
9
Local approval rate
64%
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)
16
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
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
Development At 26 To 36 And Rear Of 18 To 24, High Street, Barkingside, Ilford8 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 2DP

Full postcodeIG6 2DP
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.590302
Longitude0.082430
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