Fullwell · Redbridge · Ilford North constituency · 51.59142, 0.08157

IG6 2ED— Fullwell, Redbridge

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

The family fortress

 

Schools 71%Safety 78/100Transport 35/100~4% 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
62
Safety
78
Schools
90
Transport
35
Environment
70
Investment
43

The bottom line

IG6 2ED 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: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for IG6 2ED

🛡️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 2ED 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 · 2 min walk

KS2: 106.8

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 4 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 · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.0 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+27% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime8%
Robbery5%
Theft5%
Burglary4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.3km

Crime is +25% 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£3,431/m²
Price per ft²£319/ft²
Avg floor area103.5 m²

EPC breakdown

C
9%
D
14%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Semi 2%Terraced 88%Detached 2%Flat 6%Other 2%

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£258,750
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, 100 mm loft insulation
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

+4.2%

Total change

+246%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.9%

per year

Acceleration

+5.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 47 sales

Property Type Mix

Total: 47 sales

Detached2.1%
Semi-detached2.1%
Terraced89.4%
Flat/maisonette6.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£101k£74k-27.4%1.8
Post-dot-com plateau2001–2004£156k£180k+15.4%1.5
Pre-crash peak2005–2007£350k£187k-46.7%1.3
GFC & correction2008–2011£340k£378k+11.2%3
Help-to-Buy recovery2013–2016£317k£310k-2.2%2.3
Brexit uncertainty2018–2019£462k£506k+9.5%1.5
Pandemic surge2020–2021£545k£530k-2.8%3
Rate-rise correction2022–2022£605k£605k+0%3
Current market2024–2025£443k£350k-20.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
5.2%
District
6.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position100

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
9.6 min walk
Newbury Park Station

Nearby stations

Barkingside Underground StationCentral
10 min walk
Fairlop Underground StationCentral
10 min walk
Hainault Underground StationCentral
20 min walk
Newbury Park Underground StationCentral
23 min walk
Newbury Park StationNational Rail
24 min walk
No bus stops within 400m

60

Walkability score

76

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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Tesco Car Park· no
653m

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: 13.4 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 93% 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalKing George Hospital · 2.4 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

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 · 122 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)

960m

Post office

Nearby shops

Veenas Cash & Carry85 m
Veena's Green118 m
Rūta133 m
Cakes & Bakes148 m

Nearby cafes

Costa93 m
Bella's coffee114 m
Danny's Pie & Mash121 m
Maison Fraise196 m

Nearby restaurants

Spice77 m
HI-TIDE83 m
Best BBQ Turkish Cuisine87 m
Greggs99 m

Nearby pubs

The Chequers334 m
The New Fairlop Oak381 m
Old Maypole1.1 km

Nearby gyms

Fullwell Cross Swimming Pool230 m
Fullwell Cross Leisure Centre244 m
Norman Booth Building809 m
Redbridge Sports & Leisure924 m

Nearby pharmacies

Fairlop Pharmacy78 m
Pyramid Pharmacy131 m
Boots218 m
Fencepiece Pharmacy1.2 km

Nearby health

Dental Practice Barkingside102 m
Barkingside Dental Care186 m
Excel Dental Clinic511 m
Food hygiene (5-star)65% of 94

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CHAMAK BY H LTD
CONS12 LIMITED
EMMANUEL INVESTMENT LTD
EMMAS FLOWERS&GIFTS LTD
KRA INVESTMENTS LTD

+10 more

Investment

Investment grade, yield and market outlook

43

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 months1

Rental market

High

Demand

Low

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

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,474m
Crossrail 2 route9,775m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,190 nationally

2,420

Est. population

9,813/km²

63%

Employed

41%

Degree educated

£34,700

Median income

4.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

47

Community stability

Age profile

26%
21%
25%
17%
Under 1826%
18–3421%
35–4925%
50–6417%
65+12%

Tenure

27%
36%
27%
Own outright27%
Own (mortgage)36%
Private rent27%
Social rent7%
Shared ownership2%
Rent free0%

Ethnicity

28%
16%
39%
White British28%
White Other16%
Asian40%
Black7%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household21%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent7%

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)
7
Planning apps (3 years)
7
Local approval rate
57%
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)

GREEN ELMS, GREEN ELMS, MOSSFORD GREEN, IG617 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
171, 171, High Street, Barkingside, IG6 2AJ8 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
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 2ED

Full postcodeIG6 2ED
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.591423
Longitude0.081571
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