Fairlop · Redbridge · Ilford North constituency · 51.60012, 0.08607

IG6 2FD— Fairlop, Redbridge

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

The family fortress

 

Schools 67%Safety 78/100Transport 31/100Yield 3.67%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
78
Schools
56
Transport
31
Environment
72
Investment
53

The bottom line

IG6 2FD offers low crime — strong value for Families who can accept its trade-offs.

The catch: 61 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for IG6 2FD

🛡️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

“The family fortress”

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How IG6 2FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Fairlop Primary School

Not yet inspected · 5 min walk

KS2: 107.9

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 9 min walk

P8: +0.36A8: 50.6

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 68 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

82.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+30% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour15%
Vehicle crime8%
Robbery7%
Burglary4%
Theft3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.4km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area54.3 m²

EPC breakdown

B
5%
C
6%

Based on 11 properties · Confidence: medium

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£135,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2008–2016 · CAGR

+4.6%

Total change

+44%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.6%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2008£146k£146k+0%1
Help-to-Buy recovery2016–2016£210k£210k+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
Bottom 25% — limited connections
Fairlop Underground StationCentral line
7 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
8 min walk
Hainault Underground StationCentral
8 min walk
Barkingside Underground StationCentral
20 min walk
Newbury Park Underground StationCentral
34 min walk
Newbury Park StationNational Rail
35 min walk
No bus stops within 400m

14

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria75 min ↑
Waterloo74 min ↑
Canary Wharf63 min ↑
City ★61 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

26

Car parks (800m)

0

EV chargers (800m)

Nearest car park129m
Santander docks (800m)0
Nearest cycle dock7.5 km

Nearby car parks

🅿️
Hainault Station Car Park
532m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
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: 14.2 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 19%
More green space than 96% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.3 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

FENCE PIECE ROAD MEDICAL CENTRE

83 FENCEPIECE ROAD, HAINAULT, IG6 2NB

2 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketBaylis Food and Wine · 816 m
6 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)

839m

Post office

Nearby shops

Co-op Food263 m
Dash's Off Licence286 m
Vida & Sons303 m
Forest Farm Shop683 m

Nearby cafes

Gullotti Cafe788 m
Costa967 m
Danny's Pie & Mash1.0 km
Bella's coffee1.1 km

Nearby restaurants

Monsoon307 m
Hainault Peri Peri730 m
Hainault BBQ777 m
Sweet Summer793 m

Nearby pubs

Old Maypole221 m
The New Fairlop Oak673 m

Nearby gyms

Redbridge Sports & Leisure416 m
Jean Brown Indoor Arena421 m
Norman Booth Building513 m
Fullwell Cross Leisure Centre848 m

Nearby pharmacies

Fencepiece Pharmacy253 m
Chigwell Pharmacy607 m
Hainault Station Pharmacy768 m
Pyramid Pharmacy922 m

Nearby health

Dental Practice Barkingside1.1 km
Food hygiene (5-star)60% of 35

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

MY DAY CREATE LTD

Investment

Investment grade, yield and market outlook

53

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

17.5

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,472m
Crossrail 2 route10,168m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,121 nationally

2,032

Est. population

11,849/km²

58%

Employed

38%

Degree educated

£41,300

Median income

6.4%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
21%
25%
15%
Under 1828%
18–3421%
35–4925%
50–6415%
65+11%

Tenure

24%
28%
26%
21%
Own outright25%
Own (mortgage)28%
Private rent26%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
32%
White British32%
White Other18%
Asian32%
Black8%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent26%
Social rent21%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
17%
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)
3
Largest scheme
182 homes · Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR
Pipeline pressure
NONE

Named schemes (500m)

Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR182 homes
completed
St Francis of Assisi Church Hall, 144, St Francis of Assisi Church Hall, 144, Fencepiece Road, Hainault, IG6 2LA12 homes
completed
277a, 277a, Ilford Lane, Ilford, IG1 2SD4 homes
completed
248, 248, Fencepiece Road, IG6 2ST2 homes
completed
Land adjacent 129, Land adjacent 129, Fencepiece Road, Hainault, IG6 2LE2 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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Compare Redbridge with nearby boroughs:

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Key facts for IG6 2FD

Full postcodeIG6 2FD
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.600120
Longitude0.086070
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