Fairlop · Redbridge · Ilford North constituency · 51.59918, 0.07957

IG6 2FG— Fairlop, Redbridge

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

The family fortress

 

Schools 60%Safety 84/100Transport 24/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
84
Schools
90
Transport
24
Environment
86
Investment
46

The bottom line

IG6 2FG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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 2FG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for IG6 2FG

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 2FG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Fairlop Primary School

Not yet inspected · 1 min walk

KS2: 107.9

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 10 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences41%
Anti-social behaviour22%
Other14%
Vehicle crime8%
Burglary6%
Theft3%
Robbery3%
Drug offences2%

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: Hainault Fire Station · 1.9km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area41.5 m²

EPC breakdown

B
1%
C
5%

Based on 6 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£103,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Fairlop Underground StationCentral line
10.6 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
11 min walk
Hainault Underground StationCentral
14 min walk
Barkingside Underground StationCentral
20 min walk
Gants Hill Underground StationCentral
34 min walk
Newbury Park Underground StationCentral
34 min walk
No bus stops within 400m

13

Walkability score

22

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock7.1 km

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 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: 13.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.4 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

FENCE PIECE ROAD MEDICAL CENTRE

83 FENCEPIECE ROAD, HAINAULT, IG6 2NB

4 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Old Maypole (387 m)

No restaurants within 800m — nearest: Monsoon (676 m)

Nearest supermarketBaylis Food and Wine · 767 m
1 swimming pools1 sports halls

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)

1.0km

Post office

Nearby shops

Co-op Food447 m
Dash's Off Licence465 m
Vida & Sons670 m
Bieluch Limited789 m

Nearby cafes

Costa867 m
Danny's Pie & Mash933 m
Bella's coffee959 m
Maison Fraise1.1 km

Nearby restaurants

Monsoon676 m
Sweet Summer750 m
KFC776 m
Cookies and Creams781 m

Nearby pubs

Old Maypole387 m
The New Fairlop Oak677 m
The Chequers1.2 km

Nearby gyms

Fullwell Cross Leisure Centre815 m
Fullwell Cross Swimming Pool830 m

Nearby pharmacies

Fencepiece Pharmacy438 m
Chigwell Pharmacy750 m
Pyramid Pharmacy835 m
Fairlop Pharmacy931 m

Nearby health

Dental Practice Barkingside971 m
Barkingside Dental Care1.1 km
Food hygiene (5-star)59% of 22

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 score17/100
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

30.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,164m
Crossrail 2 route9,708m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,090 nationally

1,526

Est. population

9,944/km²

66%

Employed

38%

Degree educated

£41,300

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
19%
23%
19%
13%
Under 1826%
18–3419%
35–4923%
50–6419%
65+13%

Tenure

39%
40%
17%
Own outright39%
Own (mortgage)40%
Private rent17%
Social rent4%
Shared ownership0%

Ethnicity

40%
13%
29%
White British40%
White Other13%
Asian29%
Black9%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household15%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent17%
Social rent4%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
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)
26
Largest scheme
193 homes · CLAYBURY HOSPITAL, CLAYBURY HOSPITAL, MANOR ROAD, IG8
Pipeline pressure
NONE

Named schemes (500m)

CLAYBURY HOSPITAL, CLAYBURY HOSPITAL, MANOR ROAD, IG8193 homes
completed
Site at, Site at, Fullwell Avenue, Timberdene Avenue, Barkingside, IG6110 homes
completed
FULLWELL AVENUE PLAYING FIELDS, ADJ. TO, 196, FULLWELL AVENUE PLAYING FIELDS, ADJ. TO, 196, FULLWELL AVENUE, IG663 homes
completed
LAND ADJACENT TO, 196, LAND ADJACENT TO, 196, FULLWELL AVENUE, MOSSFORD LANE, IG640 homes
completed
Land Rear Of 122, Land Rear Of 122, Tomswood Hill, Benrek Close, Ilford, Essex, IG66 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 2FG

Full postcodeIG6 2FG
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.599183
Longitude0.079573
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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