Fairlop · Redbridge · Ilford North constituency · 51.59982, 0.07631

IG6 2GQ— Fairlop, Redbridge

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

The family fortress

 

Schools 60%Safety 88/100Transport 21/100Yield 3.67%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
51
Safety
88
Schools
90
Transport
21
Environment
86
Investment
48

The bottom line

IG6 2GQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 58 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG6 2GQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG6 2GQ meets your needs.

Location

IG6 2GQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for IG6 2GQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG6 2GQ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG6 2GQ 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 · 4 min walk

KS2: 107.9

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 11 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 · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

24.2 incidents per 1,000 residents

Better than 83% of London
→ Stable

-62% vs borough

Crime by type

Other26%
Vehicle crime25%
Violence & sexual offences25%
Anti-social behaviour18%
Drug offences3%
Theft2%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.1km

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area130 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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£325,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 300 mm loft insulation
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

2002–2022 · CAGR

+4.9%

Total change

+159%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

-10.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£320k£320k+0%9
Pre-crash peak2005–2005£430k£430k+0%1
GFC & correction2010–2010£500k£500k+0%1
Help-to-Buy recovery2014–2014£560k£560k+0%1
Brexit uncertainty2018–2018£713k£713k+0%1
Rate-rise correction2022–2022£830k£830k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
13.4 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
14 min walk
Hainault Underground StationCentral
16 min walk
Barkingside Underground StationCentral
22 min walk
Gants Hill Underground StationCentral
34 min walk
Newbury Park Underground StationCentral
36 min walk
No bus stops within 400m

14

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria72 min ↑
Waterloo72 min ↑
Canary Wharf60 min ↑
City ★58 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park551m
Santander docks (800m)0
Nearest cycle dock6.9 km

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: 13.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% 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

THE FULLWELL AVENUE SURGERY

272 FULLWELL AVENUE, CLAYHALL, IG5 0SB

6 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Old Maypole (549 m)

No restaurants within 800m — nearest: Sweet Summer (927 m)

Nearest supermarketBaylis Food and Wine · 941 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)

727m

Post office

Nearby shops

Co-op Food590 m
Dash's Off Licence600 m
La Boucherie Kosher Limited954 m
Bieluch Limited956 m

Nearby cafes

Costa1.0 km

Nearby restaurants

Sweet Summer927 m
KFC947 m
Cookies and Creams950 m
Onur BBQ965 m

Nearby pubs

Old Maypole549 m
The New Fairlop Oak874 m

Nearby gyms

Virgin Active609 m

Nearby pharmacies

Fencepiece Pharmacy585 m
Chigwell Pharmacy809 m
Pyramid Pharmacy989 m
Fairlop Pharmacy1.1 km

Nearby health

Dental Practice Barkingside1.1 km
Food hygiene (5-star)75% of 4

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

POINT FIBRE LIMITED
POPPIEE.S LIMITED
SUPPLY SPACE (LONDON) LIMITED
VINDIVO LTD

Investment

Investment grade, yield and market outlook

48

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

16.7

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,117m
Crossrail 2 route9,493m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,422 nationally

2,525

Est. population

6,220/km²

60%

Employed

36%

Degree educated

£41,300

Median income

4.7%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

25%
22%
23%
17%
13%
Under 1825%
18–3422%
35–4923%
50–6417%
65+13%

Tenure

26%
33%
26%
14%
Own outright26%
Own (mortgage)33%
Private rent26%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

34%
15%
36%
White British34%
White Other15%
Asian36%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine18%
No car household21%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
Yes
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 Rear Of 122, Land Rear Of 122, Tomswood Hill, Benrek Close, Ilford, Essex, IG66 homes
completed
136, 136, Tomswood Hill, Barkingside, IG6 2QN4 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

Live in IG6 2GQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG6 2GQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG6 2GQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG6 2GQ

Full postcodeIG6 2GQ
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.599817
Longitude0.076309
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