Fairlop · Redbridge · Ilford North constituency · 51.60065, 0.08471

IG6 2LB— Fairlop, Redbridge

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

The family fortress

 

Schools 67%Safety 78/100Transport 30/100Yield 3.67%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
78
Schools
56
Transport
30
Environment
68
Investment
53

The bottom line

IG6 2LB offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 61 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for IG6 2LB

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 2LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Fairlop Primary School

Not yet inspected · 4 min walk

KS2: 107.9

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 10 min walk

P8: +0.36A8: 50.6

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+30% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour15%
Vehicle crime8%
Robbery7%
Burglary4%
Theft3%
Drug offences1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.5km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area51.1 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

Street mix

Terraced 57%Flat 43%

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£127,750
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)
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

Price Trajectory

1998–2017 · CAGR

+8.8%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.1%

per year

Acceleration

+21.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£50k£50k+0%1
Pre-crash peak2006–2007£171k£186k+8.8%1
GFC & correction2008–2008£128k£128k+0%1
Help-to-Buy recovery2014–2014£166k£166k+0%1
Brexit uncertainty2017–2017£250k£250k+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 3

Moderate

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

Nearby stations

Hainault Underground StationCentral
9 min walk
Fairlop Underground StationCentral
9 min walk
Barkingside Underground StationCentral
21 min walk
Newbury Park Underground StationCentral
35 min walk
Newbury Park StationNational Rail
36 min walk
No bus stops within 400m

13

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria75 min ↑
Waterloo74 min ↑
Canary Wharf63 min ↑
City ★61 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

26

Car parks (800m)

0

EV chargers (800m)

Nearest car park93m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
Hainault Station Car Park
582m

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed386 Mbps
Median download390 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.2 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 67%
More green space than 91% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.2 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

1 min walk

63%

Recommend GP

63%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketBaylis Food and Wine · 865 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

783m

Post office

Nearby shops

Co-op Food169 m
Dash's Off Licence195 m
Vida & Sons296 m
Costcutter760 m

Nearby cafes

Costa1.0 km
Danny's Pie & Mash1.1 km
Bella's coffee1.1 km

Nearby restaurants

Monsoon302 m
Hainault Peri Peri776 m
Shimla Merch Indian Takeaway786 m
Sky Kebab & Pizza796 m

Nearby pubs

Old Maypole114 m
The New Fairlop Oak727 m

Nearby gyms

Redbridge Sports & Leisure526 m
Jean Brown Indoor Arena532 m
Norman Booth Building616 m
Fullwell Cross Leisure Centre900 m

Nearby pharmacies

Fencepiece Pharmacy158 m
Chigwell Pharmacy531 m
Hainault Station Pharmacy816 m
Pyramid Pharmacy965 m

Nearby health

Dental Practice Barkingside1.2 km
Food hygiene (5-star)61% of 31

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ACHIEVE GROUP LTD
ACHIEVE TEACHERS LTD
AS ADVERTISING LIMITED
BOUNCE TEACHERS LTD
BS10 LTD

+11 more

Investment

Investment grade, yield and market outlook

53

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

18.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,478m
Crossrail 2 route10,082m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,121 nationally

2,032

Est. population

11,849/km²

58%

Employed

38%

Degree educated

£41,300

Median income

6.4%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
21%
25%
15%
Under 1828%
18–3421%
35–4925%
50–6415%
65+11%

Tenure

24%
28%
26%
21%
Own outright25%
Own (mortgage)28%
Private rent26%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
32%
White British32%
White Other18%
Asian32%
Black8%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent26%
Social rent21%

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)
6
Planning apps (3 years)
8
Local approval rate
17%
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)
4
Largest scheme
182 homes · Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR
Pipeline pressure
NONE

Named schemes (500m)

286, 286, FENCEPIECE ROAD, IG6 2SY15 homes
completed
St Francis of Assisi Church Hall, 144, St Francis of Assisi Church Hall, 144, Fencepiece Road, Hainault, IG6 2LA12 homes
completed
Land at Aragon Court, Rear of 141-147, Land at Aragon Court, Rear of 141-147, Fencepiece Road, Hainault, Essex, IG6 2TQ6 homes
completed
277a, 277a, Ilford Lane, Ilford, IG1 2SD4 homes
completed
248, 248, Fencepiece Road, IG6 2ST2 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 2LB

Full postcodeIG6 2LB
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.600648
Longitude0.084708
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
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Companies
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Agency
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