Fullwell · Redbridge · Ilford North constituency · 51.59262, 0.07493

IG6 2JF— Fullwell, Redbridge

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

Strong, well-rated schools nearby

 

Schools 75%Safety 76/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
76
Schools
90
Transport
20
Environment
61
Investment
38

The bottom line

IG6 2JF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 2JF

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-17.4% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for IG6 2JF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG6 2JF 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 · 4 min walk

KS2: 106.8

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 2 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 · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+46% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour23%
Vehicle crime8%
Theft4%
Robbery4%
Drug offences3%
Burglary3%

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 · 2.5km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,117/m²
Price per ft²£661/ft²
Avg floor area88.2 m²

EPC breakdown

D
7%
E
10%

Based on 17 properties · Confidence: medium

Street mix

Semi 80%Terraced 14%Detached 6%

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£220,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+632%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-39.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 35 sales

Property Type Mix

Total: 35 sales

Detached5.7%
Semi-detached80%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£227k+176.8%1.2
Post-dot-com plateau2001–2004£179k£260k+45.7%2.8
Pre-crash peak2007–2007£287k£287k+0%2
GFC & correction2009–2010£223k£250k+12.1%1
Help-to-Buy recovery2015–2015£370k£370k+0%3
Brexit uncertainty2017–2019£460k£580k+26.1%1.7
Pandemic surge2020–2021£505k£493k-2.5%2
Rate-rise correction2023–2023£650k£650k+0%1
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
6.5%
District
7.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Barkingside Underground StationCentral line
14.7 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
15 min walk
Barkingside Underground StationCentral
15 min walk
Hainault Underground StationCentral
22 min walk
Gants Hill Underground StationCentral
24 min walk
Newbury Park Underground StationCentral
27 min walk
No bus stops within 400m

19

Walkability score

45

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 park491m
Santander docks (800m)0
Nearest cycle dock6.5 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: 13.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 5.1 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

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 2.2 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

90

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Chequers (632 m)

Nearest supermarketAcasa Delicatessen Limited · 601 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)

721m

Post office

Nearby shops

Green Shop462 m
Veena's Green538 m
Veenas Cash & Carry539 m
Cakes & Bakes540 m

Nearby cafes

Costa560 m
Maison Fraise580 m
Bella's coffee588 m
Marino's Cafe595 m

Nearby restaurants

Barkingside Kebabish541 m
Dixy Chicken548 m
Sambal Express548 m
Greggs549 m

Nearby pubs

The Chequers632 m
The New Fairlop Oak716 m

Nearby gyms

Fullwell Cross Swimming Pool664 m
Fullwell Cross Leisure Centre670 m

Nearby pharmacies

Fairlop Pharmacy553 m
Boots559 m
Pyramid Pharmacy577 m

Nearby health

Dental Practice Barkingside500 m
Barkingside Dental Care556 m
Longwood746 m
Food hygiene (5-star)63% of 24

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ADZAMU LTD
AL QURAN VISIONS LTD
EASYGET LTD
GKHA LTD
HS OLIVE PROPERTIES LTD

+7 more

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

34.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,369m
Crossrail 2 route9,322m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,045 nationally

1,912

Est. population

7,579/km²

55%

Employed

39%

Degree educated

£34,700

Median income

6.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
19%
21%
17%
17%
Under 1825%
18–3419%
35–4921%
50–6417%
65+17%

Tenure

32%
35%
20%
Own outright32%
Own (mortgage)35%
Private rent20%
Social rent13%
Shared ownership1%

Ethnicity

28%
43%
White British28%
White Other11%
Asian43%
Black6%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household22%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent20%
Social rent13%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
4
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)
8
Largest scheme
110 homes · Site at, Site at, Fullwell Avenue, Timberdene Avenue, Barkingside, IG6
Pipeline pressure
NONE

Named schemes (500m)

Site at, Site at, Fullwell Avenue, Timberdene Avenue, Barkingside, IG6110 homes
completed
LAND ADJACENT TO, 196, LAND ADJACENT TO, 196, FULLWELL AVENUE, MOSSFORD LANE, IG640 homes
completed
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

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 2JF

Full postcodeIG6 2JF
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFullwell
Latitude51.592620
Longitude0.074927
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