Fairlop · Redbridge · Ilford North constituency · 51.60511, 0.08315

IG6 2TG— Fairlop, Redbridge

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

 

Schools 33%Safety 68/100Transport 25/100Yield 3.67%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
44
Safety
68
Schools
36
Transport
25
Environment
59
Investment
51

The bottom line

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

The catch: 61 min to city — above average for this zone.

Less suited to Families.

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Location

IG6 2TG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+116.0% vs London avg

Deep-dive guides for IG6 2TG

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

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How IG6 2TG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
—

Primary

Fairlop Primary School

Not yet inspected · 8 min walk

KS2: 107.9

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 16 min walk

P8: +0.36A8: 50.6

33% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

140.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+121% vs borough

Crime by type

Violence & sexual offences33%
Other29%
Anti-social behaviour13%
Vehicle crime13%
Burglary5%
Drug offences3%
Robbery2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.5km

Crime is +116% above London average

Property

Prices, sales volume and market trends

Avg floor area81.6 m²

EPC breakdown

C
9%
D
14%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 10%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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£204,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+8.4%

Total change

+720%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+9.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached9.5%
Terraced90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£113k+62.6%1.5
Post-dot-com plateau2001–2004£112k£198k+76.8%3.5
Pre-crash peak2005–2007£230k£203k-12%1
GFC & correction2010–2011£232k£233k+0.6%1.5
Help-to-Buy recovery2013–2016£235k£380k+61.7%1.7
Brexit uncertainty2017–2019£344k£348k+1.2%2.3
Pandemic surge2020–2021£345k£428k+23.9%1.5
Rate-rise correction2023–2023£570k£570k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.9%
District
7.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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
Hainault Underground StationCentral line
8.7 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
9 min walk
Fairlop Underground StationCentral
15 min walk
Barkingside Underground StationCentral
27 min walk
Roding Valley Underground StationCentral
38 min walk
Newbury Park Underground StationCentral
41 min walk
No bus stops within 400m

18

Walkability score

50

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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park225m
Santander docks (800m)0
Nearest cycle dock7.5 km

Nearby car parks

🅿️
Hainault Station Car Park
672m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Roding Valley Meadows SSSI — 3.7 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

CHIGWELL MEDICAL CENTRE

300 FENCEPIECE ROAD, IG6 2TA

1 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Old Maypole (405 m)

Nearest supermarketBaylis Food and Wine · 1.4 km

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)

334m

Post office

Nearby shops

Dash's Off Licence314 m
Co-op Food340 m
Londis340 m
Vida & Sons396 m

Nearby restaurants

Shimla Merch Indian Takeaway333 m
Sky Kebab & Pizza341 m
Monsoon399 m

Nearby pubs

Old Maypole405 m

Nearby gyms

Jean Brown Indoor Arena970 m
Redbridge Sports & Leisure979 m

Nearby pharmacies

Chigwell Pharmacy56 m
Fencepiece Pharmacy351 m
Food hygiene (5-star)44% of 18

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

FENCEPIECE FILMS LTD
GAG BUILD LTD
YAZAR & SON BROKERAGE LTD

Investment

Investment grade, yield and market outlook

51

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 score16/100
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

22.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,861m
Crossrail 2 route10,056m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,374 nationally

2,252

Est. population

12,933/km²

68%

Employed

44%

Degree educated

£41,300

Median income

4.5%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

24%
25%
26%
15%
Under 1824%
18–3425%
35–4926%
50–6415%
65+10%

Tenure

21%
36%
34%
Own outright21%
Own (mortgage)36%
Private rent34%
Social rent6%
Shared ownership3%
Rent free0%

Ethnicity

33%
23%
29%
White British33%
White Other23%
Asian29%
Black8%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine16%
No car household25%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent34%
Social rent6%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
33%
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)
29
Largest scheme
182 homes · Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR
Pipeline pressure
NONE

Named schemes (500m)

Development At And Land Rear Of 37 To 48, Shakespeare Square, Hainault, Ilford, 49, Shakespeare Square, Hainault, IG6 2FT24 homes
completed
286, 286, FENCEPIECE ROAD, IG6 2SY15 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
Land adjacent 101, Land adjacent 101, Fencepiece Road, Hainault, IG62 homes
completed
33, New North Road, Hainault, IG6 2UE2 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 2TG

Full postcodeIG6 2TG
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.605109
Longitude0.083151
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