Fullwell · Redbridge · Ilford North constituency · 51.59399, 0.07789

IG6 2HZ— Fullwell, Redbridge

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

The family fortress

 

Schools 71%Safety 83/100Transport 28/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
83
Schools
90
Transport
28
Environment
86
Investment
43

The bottom line

IG6 2HZ 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: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2HZ

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-17.4% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for IG6 2HZ

🛡️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 2HZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Clore Tikva School

Good · Inspected Feb 2020 · 2 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 58 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.7 incidents per 1,000 residents

Better than 61% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences33%
Other32%
Vehicle crime14%
Anti-social behaviour11%
Theft3%
Burglary3%
Drug offences2%
Robbery1%

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 · 2.3km

Crime is 20% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,483/m²
Price per ft²£602/ft²
Avg floor area70.6 m²

EPC breakdown

C
1%
D
6%
E
4%
F
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 70%Terraced 7%Detached 4%Flat 19%

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£176,500
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

+7.2%

Total change

+715%

Market Activity

Price Velocity & Acceleration

Current Velocity

+84.3%

per year

Acceleration

+107.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Detached3.7%
Semi-detached70.4%
Terraced7.4%
Flat/maisonette18.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£162k+87.3%1
Post-dot-com plateau2002–2003£193k£234k+21.2%1
Pre-crash peak2006–2007£250k£183k-27%1.5
GFC & correction2011–2011£313k£313k+0%2
Help-to-Buy recovery2015–2015£250k£250k+0%1
Brexit uncertainty2017–2019£264k£445k+68.3%2
Pandemic surge2020–2021£260k£463k+77.9%1
Rate-rise correction2022–2023£390k£495k+26.9%2
Current market2024–2025£383k£705k+84.3%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
11.1 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
12 min walk
Barkingside Underground StationCentral
15 min walk
Hainault Underground StationCentral
19 min walk
Gants Hill Underground StationCentral
26 min walk
Newbury Park Underground StationCentral
27 min walk
No bus stops within 400m

34

Walkability score

37

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)

Nearest car park443m
Santander docks (800m)0
Nearest cycle dock6.8 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: 13.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.9 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

2

Care homes (1km)

Nearest hospitalSpire London East · 2.5 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

81

Parks (1km)

27

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Fairlop Oak (491 m)

Nearest supermarketAcasa Delicatessen Limited · 488 m
1 tennis courts1 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)

961m

Post office

Nearby shops

La Boucherie Kosher Limited428 m
Pepperman's Deli437 m
Bieluch Limited437 m
Veenas Cash & Carry464 m

Nearby cafes

Costa430 m
Danny's Pie & Mash490 m
Bella's coffee495 m
Maison Fraise553 m

Nearby restaurants

Rowans427 m
Onur BBQ427 m
Rossi Bros434 m
HI-TIDE437 m

Nearby pubs

The New Fairlop Oak491 m
The Chequers656 m
Old Maypole928 m

Nearby gyms

Fullwell Cross Leisure Centre491 m
Fullwell Cross Swimming Pool492 m

Nearby pharmacies

Pyramid Pharmacy428 m
Fairlop Pharmacy459 m
Boots552 m
Fencepiece Pharmacy986 m

Nearby health

Dental Practice Barkingside452 m
Barkingside Dental Care534 m
Excel Dental Clinic889 m
Food hygiene (5-star)60% of 85

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

KHADYE INCORPORATED LIMITED
NAINA CREATION LTD
SALMA PROPERTIES LTD
THANKI SILHOUETTES LTD

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 score20/100
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

48.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,602m
Crossrail 2 route9,536m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,248 nationally

1,702

Est. population

11,858/km²

58%

Employed

38%

Degree educated

£34,700

Median income

8.3%

Claimant rate

Inner cityHigh densityEstablished mixed

47

Community stability

Age profile

28%
17%
23%
17%
14%
Under 1828%
18–3417%
35–4923%
50–6417%
65+14%

Tenure

32%
29%
28%
Own outright32%
Own (mortgage)29%
Private rent28%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

29%
13%
40%
White British29%
White Other13%
Asian40%
Black9%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household23%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent28%
Social rent10%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
40%
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)
14
Largest scheme
193 homes · CLAYBURY HOSPITAL, CLAYBURY HOSPITAL, MANOR ROAD, IG8
Pipeline pressure
NONE

Named schemes (500m)

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
FORMER ALLOTMENT SITE, LAND ADJACENT, FORMER ALLOTMENT SITE, LAND ADJACENT, AINTREE CRESCENT, IG617 homes
completed
124A, 124A, Albert Road, Ilford, IG1 1HT2 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 2HZ

Full postcodeIG6 2HZ
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.593988
Longitude0.077892
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