Fairlop · Redbridge · Ilford North constituency · 51.59579, 0.07633

IG6 2PJ— Fairlop, Redbridge

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

The family fortress

 

Schools 67%Safety 78/100Transport 27/100~4% 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
54
Safety
78
Schools
90
Transport
27
Environment
86
Investment
44

The bottom line

IG6 2PJ 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 2PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for IG6 2PJ

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 2PJ 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 · 4 min walk

KS2: 106.8

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 5 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

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

81.0 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+27% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime8%
Robbery5%
Theft5%
Burglary4%
Drug offences3%

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 +25% above 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£4,904/m²
Price per ft²£456/ft²
Avg floor area117.7 m²

EPC breakdown

B
2%
C
35%
D
2%

Based on 39 properties · Confidence: high

Street mix

Semi 9%Terraced 91%

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£294,250
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)
RoofPitched, insulated (assumed)
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

2006–2025 · CAGR

+4%

Total change

+110%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.3%

per year

Acceleration

+17.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 86 sales

Property Type Mix

Total: 86 sales

Semi-detached9.3%
Terraced90.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£305k£330k+8.2%21.5
GFC & correction2008–2010£340k£344k+1.2%2.7
Help-to-Buy recovery2013–2016£358k£490k+36.9%3.2
Brexit uncertainty2017–2019£505k£505k+0%2.7
Pandemic surge2020–2021£540k£545k+0.9%3
Rate-rise correction2022–2023£580k£614k+5.8%2.5
Current market2024–2025£575k£640k+11.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.2%
District
4.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
12.2 min walk
Newbury Park Station

Nearby stations

Fairlop Underground StationCentral
13 min walk
Barkingside Underground StationCentral
18 min walk
Hainault Underground StationCentral
18 min walk
Gants Hill Underground StationCentral
28 min walk
Newbury Park Underground StationCentral
30 min walk
No bus stops within 400m

17

Walkability score

32

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park589m
Santander docks (800m)0
Nearest cycle dock6.7 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 — 4.7 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

THE FULLWELL AVENUE SURGERY

272 FULLWELL AVENUE, CLAYHALL, IG5 0SB

4 min walk

76%

Recommend GP

76%

Overall GP experience

6

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 · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Fairlop Oak (628 m)

No restaurants within 800m — nearest: Sweet Summer (623 m)

Nearest supermarketBaylis Food and Wine · 627 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)

671m

Post office

Nearby shops

La Boucherie Kosher Limited620 m
Bieluch Limited627 m
Pepperman's Deli631 m
Patricija674 m

Nearby cafes

Costa644 m
Danny's Pie & Mash707 m
Bella's coffee716 m
Maison Fraise780 m

Nearby restaurants

Sweet Summer623 m
Onur BBQ624 m
KFC625 m
Cookies and Creams626 m

Nearby pubs

The New Fairlop Oak628 m
Old Maypole817 m
The Chequers882 m

Nearby gyms

Fullwell Cross Leisure Centre676 m
Fullwell Cross Swimming Pool682 m
Virgin Active924 m

Nearby pharmacies

Pyramid Pharmacy634 m
Fairlop Pharmacy681 m
Boots780 m
Fencepiece Pharmacy871 m

Nearby health

Dental Practice Barkingside680 m
Barkingside Dental Care761 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

BENESUN TECHNOLOGIES LIMITED
DREA LONDON LTD
EDENGRADE LIMITED
OPTIMAL TRANSFORM LTD
SKHK PROPERTIES LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

12/100

Velocity score

Future outlook

38.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,725m
Crossrail 2 route9,443m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,190 nationally

2,420

Est. population

9,813/km²

63%

Employed

41%

Degree educated

£34,700

Median income

4.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

47

Community stability

Age profile

26%
21%
25%
17%
Under 1826%
18–3421%
35–4925%
50–6417%
65+12%

Tenure

27%
36%
27%
Own outright27%
Own (mortgage)36%
Private rent27%
Social rent7%
Shared ownership2%
Rent free0%

Ethnicity

28%
16%
39%
White British28%
White Other16%
Asian40%
Black7%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household21%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent7%

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)
2
Planning apps (3 years)
4
Local approval rate
50%
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)
6
Largest scheme
193 homes · CLAYBURY HOSPITAL, CLAYBURY HOSPITAL, MANOR ROAD, IG8
Pipeline pressure
NONE

Named schemes (500m)

CLAYBURY HOSPITAL, CLAYBURY HOSPITAL, MANOR ROAD, IG8193 homes
completed
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
136, 136, Tomswood Hill, Barkingside, IG6 2QN4 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 2PJ

Full postcodeIG6 2PJ
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.595787
Longitude0.076328
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