Fairlop · Redbridge · Ilford North constituency · 51.59430, 0.08541

IG6 2PH— Fairlop, Redbridge

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

The family fortress

 

Schools 71%Safety 88/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
66
Safety
88
Schools
59
Transport
36
Environment
86
Investment
41

The bottom line

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

The catches: high noise levels nearby and 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2PH

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 2PH

🛡️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 2PH 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 · 1 min walk

KS2: 108.8

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 2 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 · 60 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

88

Road safety score

8

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.9km

Crime is 63% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,565/m²
Price per ft²£517/ft²
Avg floor area58.6 m²

EPC breakdown

B
4%
C
43%

Based on 47 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2005–2026 · CAGR

+2.6%

Total change

+72%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+8.45

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 81 sales

Property Type Mix

Total: 81 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£189k£242k+27.9%16.3
GFC & correction2010–2010£182k£182k+0%1
Help-to-Buy recovery2013–2016£201k£255k+26.9%3.8
Brexit uncertainty2017–2019£207k£315k+52.5%2
Pandemic surge2020–2021£280k£133k-52.7%3
Rate-rise correction2022–2023£353k£355k+0.7%1
Current market2025–2026£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
2.7%
District
3.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
Trend Position40

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 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
5 min walk
Barkingside Underground StationCentral
12 min walk
Hainault Underground StationCentral
15 min walk
Newbury Park Underground StationCentral
26 min walk
Newbury Park StationNational Rail
27 min walk
No bus stops within 400m

45

Walkability score

22

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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park77m
Santander docks (800m)0
Nearest cycle dock7.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.0 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

1 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

Nearest hospitalKing George Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

28

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketBaylis Food and Wine · 183 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)

1.5km

Post office

Nearby shops

Bieluch Limited221 m
La Boucherie Kosher Limited233 m
Pepperman's Deli239 m
Patricija295 m

Nearby cafes

Costa343 m
Danny's Pie & Mash386 m
Bella's coffee425 m
Maison Fraise573 m

Nearby restaurants

Sweet Summer159 m
KFC201 m
Cookies and Creams209 m
Onur BBQ250 m

Nearby pubs

The New Fairlop Oak37 m
The Chequers719 m
Old Maypole808 m

Nearby gyms

Fullwell Cross Leisure Centre203 m
Fullwell Cross Swimming Pool223 m
Norman Booth Building401 m
Redbridge Sports & Leisure507 m

Nearby pharmacies

Pyramid Pharmacy296 m
Fairlop Pharmacy419 m
Boots611 m
Fencepiece Pharmacy861 m

Nearby health

Dental Practice Barkingside508 m
Barkingside Dental Care575 m
Excel Dental Clinic763 m
Food hygiene (5-star)62% of 98

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HUNGERITO LTD
SPEEDY PIZZA & CHICKEN LTD
THE MOBILE TIRE FITTER LTD

Investment

Investment grade, yield and market outlook

41

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,883m
Crossrail 2 route10,058m

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)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
8
Local approval rate
0%
Borough approval rate
64%
Historic landfill (400m)
1
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
50 homes · OAKSIDE, OAKSIDE, FENCEPIECE ROAD, Barkingside, 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
171, 171, High Street, Barkingside, IG6 2AJ8 homes
completed
151-157, 151-157, High Street, Barkingside, IG6 2AR6 homes
completed
19, 19, Fullwell Avenue, Barkingside, IG6 2HA4 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 2PH

Full postcodeIG6 2PH
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.594304
Longitude0.085414
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