Fullwell · Redbridge · Ilford North constituency · 51.58992, 0.07493

IG6 2FF— Fullwell, Redbridge

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

The family fortress

 

Schools 75%Safety 86/100Transport 22/100Yield 3.67%

Best for: Families

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

Liveability
52
Safety
86
Schools
90
Transport
22
Environment
62
Investment
46

The bottom line

IG6 2FF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 2FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for IG6 2FF

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG6 2FF 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 · 5 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 · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-48% vs borough

Crime by type

Anti-social behaviour26%
Other24%
Violence & sexual offences24%
Vehicle crime10%
Drug offences6%
Burglary6%
Robbery4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 3.3km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area56 m²

EPC breakdown

B
2%
C
5%

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£140,000
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 CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2024 · CAGR

+1.4%

Total change

+23%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.9%

per year

Acceleration

-3.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£200k£200k+0%1
Help-to-Buy recovery2015–2015£225k£225k+0%2
Current market2024–2024£245k£245k+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barkingside Underground StationCentral line
12.7 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
24 min walk
Newbury Park StationNational Rail
24 min walk
No bus stops within 400m

28

Walkability score

56

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park289m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Tesco Car Park· no
668m

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: 12.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% 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

9 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 · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Chequers (457 m)

Nearest supermarketTesco · 672 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)

487m

Post office

Nearby shops

Sheikh Halal452 m
Co-op Food455 m
Green Shop457 m
Cakes & Bakes461 m

Nearby cafes

Marino's Cafe459 m
Maison Fraise479 m
Café 104480 m
Bella's coffee561 m

Nearby restaurants

McDonald's412 m
Junglees421 m
Papa John's422 m
Abshar439 m

Nearby pubs

The Chequers457 m
The New Fairlop Oak838 m

Nearby gyms

Fullwell Cross Swimming Pool718 m
Fullwell Cross Leisure Centre731 m

Nearby pharmacies

Boots438 m
Fairlop Pharmacy537 m
Pyramid Pharmacy619 m

Nearby health

Dental Practice Barkingside446 m
Barkingside Dental Care455 m
Longwood516 m
Excel Dental Clinic767 m
Food hygiene (5-star)55% of 53

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

E

High street health

Investment

Investment grade, yield and market outlook

46

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

9

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,106m
Crossrail 2 route9,311m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,368 nationally

1,500

Est. population

10,499/km²

48%

Employed

33%

Degree educated

£34,700

Median income

11.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

27%
21%
19%
19%
14%
Under 1827%
18–3421%
35–4919%
50–6419%
65+14%

Tenure

16%
18%
16%
48%
Own outright16%
Own (mortgage)18%
Private rent16%
Social rent48%
Shared ownership1%
Rent free1%

Ethnicity

25%
38%
18%
White British25%
White Other9%
Asian38%
Black19%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household42%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent48%
Private rent16%

vs. London

Income vs London-17.4%

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)
7
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)
20
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
14, 14, Mossford Green, Barkingside, IG6 2BX2 homes
completed
48, 48, Ashley Avenue, Barkingside, IG6 2JE1 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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Compare Redbridge with nearby boroughs:

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Key facts for IG6 2FF

Full postcodeIG6 2FF
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.589922
Longitude0.074934
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
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