Fairlop · Redbridge · Ilford North constituency · 51.60041, 0.07759

IG6 2QP— Fairlop, Redbridge

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

The family fortress

 

Schools 60%Safety 88/100Transport 21/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
88
Schools
90
Transport
21
Environment
86
Investment
48

The bottom line

IG6 2QP 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: 58 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2QP

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 2QP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 2QP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Fairlop Primary School

Not yet inspected · 3 min walk

KS2: 107.9

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 12 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 66 min walk

4 primaries · 1 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 · 2.0km

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area89.8 m²

EPC breakdown

C
2%
D
9%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 28%Terraced 28%Detached 28%Flat 16%

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£224,500
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)
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

1995–2023 · CAGR

+6%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.5%

per year

Acceleration

+42.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Detached28%
Semi-detached28%
Terraced28%
Flat/maisonette16%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£118k£149k+26.4%1.5
Post-dot-com plateau2002–2004£285k£226k-20.7%2
Pre-crash peak2005–2007£225k£335k+48.9%1
GFC & correction2009–2012£365k£250k-31.5%1
Help-to-Buy recovery2015–2016£455k£369k-19%1.5
Brexit uncertainty2017–2019£370k£473k+27.7%2
Pandemic surge2020–2021£460k£437k-5.1%1.5
Rate-rise correction2023–2023£600k£600k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Fairlop Underground StationCentral
13 min walk
Hainault Underground StationCentral
14 min walk
Barkingside Underground StationCentral
23 min walk
Gants Hill Underground StationCentral
35 min walk
Newbury Park Underground StationCentral
36 min walk
No bus stops within 400m

12

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria72 min ↑
Waterloo72 min ↑
Canary Wharf60 min ↑
City ★58 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park466m
Santander docks (800m)0
Nearest cycle dock7.0 km

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download458 Mbps
Superfast coverage95%
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: 13.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% 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

6 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Old Maypole (444 m)

No restaurants within 800m — nearest: Monsoon (732 m)

Nearest supermarketBaylis Food and Wine · 951 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)

982m

Post office

Nearby shops

Co-op Food482 m
Dash's Off Licence491 m
Vida & Sons726 m
La Boucherie Kosher Limited970 m

Nearby cafes

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

Nearby restaurants

Monsoon732 m
Sweet Summer935 m
KFC959 m
Cookies and Creams963 m

Nearby pubs

Old Maypole444 m
The New Fairlop Oak868 m

Nearby gyms

Virgin Active659 m
Fullwell Cross Leisure Centre1.0 km
Fullwell Cross Swimming Pool1.0 km

Nearby pharmacies

Fencepiece Pharmacy477 m
Chigwell Pharmacy702 m
Pyramid Pharmacy1.0 km
Fairlop Pharmacy1.1 km

Nearby health

Dental Practice Barkingside1.1 km
Food hygiene (5-star)54% of 13

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
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

ANIKA DEVELOPMENTS LTD
BLUEBELL AESTHETICS CLINIC LTD
BLUEBELL DENTAL PRACTICE LIMITED
BLUEBELL HEALTH HOLDINGS LTD
BLUEBELL WEALTH MANAGEMENT LTD

+9 more

Investment

Investment grade, yield and market outlook

48

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

17.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,218m
Crossrail 2 route9,590m

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
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
9
Local approval rate
60%
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)
26
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 Rear Of 122, Land Rear Of 122, Tomswood Hill, Benrek Close, Ilford, Essex, IG66 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 2QP

Full postcodeIG6 2QP
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.600414
Longitude0.077593
Parliamentary constituencyIlford North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
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Agency
Ofcom
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