Fairlop · Redbridge · Ilford North constituency · 51.60364, 0.07807

IG6 2TL— Fairlop, Redbridge

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

 

Schools 100%Safety 72/100Transport 15/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
72
Schools
90
Transport
15
Environment
86
Investment
47

The bottom line

IG6 2TL 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 2TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for IG6 2TL

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

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How IG6 2TL 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 · 6 min walk

KS2: 107.9

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 16 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+86% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Vehicle crime16%
Anti-social behaviour13%
Burglary9%
Drug offences5%
Robbery1%
Theft1%

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 · 1.8km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area95.4 m²

EPC breakdown

B
1%
C
5%
D
3%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 43%Terraced 57%

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£238,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2017 · CAGR

+9%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.9%

per year

Acceleration

+26.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached42.9%
Terraced57.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£101k+44.8%1
Post-dot-com plateau2002–2002£180k£180k+0%1
Pre-crash peak2007–2007£264k£264k+0%2
Brexit uncertainty2017–2017£460k£460k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hainault Underground StationCentral
13 min walk
Fairlop Underground StationCentral
16 min walk
Barkingside Underground StationCentral
27 min walk
Roding Valley Underground StationCentral
35 min walk
Woodford Underground StationCentral
38 min walk
No bus stops within 400m

9

Walkability score

32

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park475m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 3.9 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

6 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Old Maypole (461 m)

No restaurants within 800m — nearest: Monsoon (659 m)

Nearest supermarketBaylis Food and Wine · 1.3 km
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)

692m

Post office

Nearby shops

Dash's Off Licence434 m
Co-op Food445 m
Vida & Sons654 m
Londis699 m

Nearby restaurants

Monsoon659 m
Shimla Merch Indian Takeaway688 m
Sky Kebab & Pizza693 m

Nearby pubs

Old Maypole461 m

Nearby gyms

Virgin Active653 m

Nearby pharmacies

Chigwell Pharmacy443 m
Fencepiece Pharmacy449 m
Food hygiene (5-star)56% of 9

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CATA CONSTRUCTION LTD
ELITE EDUCATION CLUB LTD
TRACKFORGE STUDIOS LTD
UK TARA LTD
VLADSMITH LTD

+1 more

Investment

Investment grade, yield and market outlook

47

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

27.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,549m
Crossrail 2 route9,680m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,451 nationally

2,651

Est. population

5,230/km²

57%

Employed

38%

Degree educated

£41,300

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

25%
18%
21%
20%
15%
Under 1826%
18–3418%
35–4921%
50–6420%
65+15%

Tenure

29%
36%
21%
14%
Own outright29%
Own (mortgage)36%
Private rent21%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

44%
28%
White British44%
White Other9%
Asian28%
Black9%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine14%
No car household14%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent21%
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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
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)
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
Development At And Land Rear Of 37 To 48, Shakespeare Square, Hainault, Ilford, 49, Shakespeare Square, Hainault, IG6 2FT24 homes
completed
136, 136, Tomswood Hill, Barkingside, IG6 2QN4 homes
completed
Land at rear of, 74-80, Land at rear of, 74-80, Tudor Crescent, IG64 homes
completed
24, 24, Knights Way, Ilford, IG6 2RR2 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 2TL

Full postcodeIG6 2TL
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.603643
Longitude0.078072
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