Fairlop · Redbridge · Ilford North constituency · 51.59177, 0.08364

IG6 2DU— Fairlop, Redbridge

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

High-connectivity investment target

 

Schools 71%Safety 74/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
62
Safety
74
Schools
59
Transport
35
Environment
86
Investment
45

The bottom line

IG6 2DU 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 2DU

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 2DU

🛡️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 2DU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

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

71% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 56 min walk

6 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.2km

Crime is +65% above London average

Property

12 Jun

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£8,106/m²
Price per ft²£753/ft²
Avg floor area61 m²

EPC breakdown

D
2%
E
2%

Based on 4 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,500
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)
Roof(another dwelling above)
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

2000–2016 · CAGR

+10.7%

Total change

+407%

Market Activity

Price Velocity & Acceleration

Current Velocity

+407.1%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£140k£140k+0%1
Help-to-Buy recovery2016–2016£710k£710k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
9 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
8 min walk
Barkingside Underground StationCentral
9 min walk
Hainault Underground StationCentral
19 min walk
Newbury Park Underground StationCentral
23 min walk
Newbury Park StationNational Rail
24 min walk
No bus stops within 400m

56

Walkability score

42

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 park66m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Tesco Car Park· no
707m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 13.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.2 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

5

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

134

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

10

Convenience

Nearest supermarketAcasa Delicatessen Limited · 73 m
3 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)

1.1km

Post office

Nearby shops

Patricija13 m
Rūta27 m
Pepperman's Deli75 m
La Boucherie Kosher Limited85 m

Nearby cafes

Costa56 m
Danny's Pie & Mash78 m
Bella's coffee118 m
Maison Fraise266 m

Nearby restaurants

German Doner Kebab2 m
SWEET.22 m
Rossi Bros39 m
Rowans61 m

Nearby pubs

The New Fairlop Oak276 m
The Chequers411 m
Old Maypole1.1 km

Nearby gyms

Fullwell Cross Swimming Pool91 m
Fullwell Cross Leisure Centre109 m
Norman Booth Building680 m
Redbridge Sports & Leisure803 m

Nearby pharmacies

Pyramid Pharmacy42 m
Fairlop Pharmacy117 m
Boots306 m
Fencepiece Pharmacy1.1 km

Nearby health

Dental Practice Barkingside213 m
Barkingside Dental Care269 m
Excel Dental Clinic494 m
Food hygiene (5-star)65% of 96

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ABBAS KHAN MAHMOOD LTD
ARABELLA HAIR AND BEAUTY LTD
BLAZE AND SMOKE LTD
CUT AND FADE LIMITED
DOVYDAS & R LTD

+15 more

Investment

Investment grade, yield and market outlook

45

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 months0

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

4/100

Velocity score

Future outlook

48.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,577m
Crossrail 2 route9,920m

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)
8
Live planning apps (800m)
5
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%
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)
15
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
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
171, 171, High Street, Barkingside, IG6 2AJ8 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 2DU

Full postcodeIG6 2DU
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.591773
Longitude0.083638
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