Fairlop · Redbridge · Ilford North constituency · 51.59605, 0.08417

IG6 2LY— Fairlop, Redbridge

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

The family fortress

 

Schools 71%Safety 88/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
88
Schools
59
Transport
35
Environment
86
Investment
39

The bottom line

IG6 2LY offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG6 2LY

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 2LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
—

Primary

Wohl Ilford Jewish Primary School

Not yet inspected · 4 min walk

KS2: 108.8

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 5 min walk

P8: +0.36A8: 50.6

71% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 62 min walk

5 primaries · 2 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.8km

Crime is 63% below 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£5,160/m²
Price per ft²£479/ft²
Avg floor area95.9 m²

EPC breakdown

B
1%
C
2%
D
26%
E
1%

Based on 30 properties · Confidence: high

Street mix

Semi 36%Terraced 64%

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£239,750
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)
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

1995–2026 · CAGR

+6.6%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+12.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached36.4%
Terraced63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£69k£69k+0.7%1
Post-dot-com plateau2001–2004£152k£230k+51.3%1
Pre-crash peak2005–2007£211k£250k+18.5%3.3
Help-to-Buy recovery2016–2016£375k£375k+0%4
Brexit uncertainty2018–2018£410k£410k+0%1
Current market2026–2026£500k£500k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Weakest performer

Terraced

-0.8% alpha

Semi-detached-0.4% α
Local
4.4%
District
4.8%
Terraced-0.8% α
Local
9.6%
District
10.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Fairlop Underground StationCentral line
5.7 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
6 min walk
Hainault Underground StationCentral
13 min walk
Barkingside Underground StationCentral
15 min walk
Newbury Park Underground StationCentral
29 min walk
Newbury Park StationNational Rail
30 min walk
No bus stops within 400m

37

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria65 min ↑
Waterloo63 min ↑
Canary Wharf52 min ↑
City ★49 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 park220m
Santander docks (800m)0
Nearest cycle dock7.2 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.7 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketBaylis Food and Wine · 352 m
7 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)

1.3km

Post office

Nearby shops

Bieluch Limited385 m
La Boucherie Kosher Limited393 m
Pepperman's Deli403 m
Patricija467 m

Nearby cafes

Costa497 m
Danny's Pie & Mash553 m
Bella's coffee589 m
Maison Fraise729 m

Nearby restaurants

Sweet Summer330 m
KFC367 m
Cookies and Creams375 m
Onur BBQ410 m

Nearby pubs

The New Fairlop Oak223 m
Old Maypole606 m
The Chequers874 m

Nearby gyms

Fullwell Cross Leisure Centre390 m
Fullwell Cross Swimming Pool409 m
Norman Booth Building421 m
Redbridge Sports & Leisure471 m

Nearby pharmacies

Pyramid Pharmacy453 m
Fairlop Pharmacy573 m
Fencepiece Pharmacy661 m
Boots760 m

Nearby health

Dental Practice Barkingside647 m
Barkingside Dental Care725 m
Excel Dental Clinic960 m
Food hygiene (5-star)58% of 92

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AFILIATED GOLDSTONE LTD
HEALTH AND WELLBEING LTD
HOME & AROUND JOINERY LIMITED
HOME & AROUND U LTD
MANAHIL KHAN LTD

+3 more

Investment

Investment grade, yield and market outlook

39

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 score18/100
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

39.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,012m
Crossrail 2 route9,987m

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
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)
7
Planning apps (3 years)
7
Local approval rate
29%
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)
9
Largest scheme
63 homes · FULLWELL AVENUE PLAYING FIELDS, ADJ. TO, 196, FULLWELL AVENUE PLAYING FIELDS, ADJ. TO, 196, FULLWELL AVENUE, IG6
Pipeline pressure
NONE

Named schemes (500m)

OAKSIDE, OAKSIDE, FENCEPIECE ROAD, Barkingside, IG650 homes
completed
FORMER ALLOTMENT SITE, LAND ADJACENT, FORMER ALLOTMENT SITE, LAND ADJACENT, AINTREE CRESCENT, IG617 homes
completed
St Francis of Assisi Church Hall, 144, St Francis of Assisi Church Hall, 144, Fencepiece Road, Hainault, IG6 2LA12 homes
completed
171, 171, High Street, Barkingside, IG6 2AJ8 homes
completed
151-157, 151-157, High Street, Barkingside, IG6 2AR6 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 2LY

Full postcodeIG6 2LY
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.596053
Longitude0.084166
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
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