Fairlop · Redbridge · Ilford North constituency · 51.60451, 0.07980

IG6 2TW— Fairlop, Redbridge

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

The family fortress

 

Schools 75%Safety 84/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
84
Schools
90
Transport
21
Environment
85
Investment
37

The bottom line

IG6 2TW 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: 63 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 2TW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for IG6 2TW

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 2TW 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 · 7 min walk

KS2: 107.9

★★

Secondary

Ilford County High School

Good · Inspected Sept 2021 · 18 min walk

P8: +0.87A8: 77.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences41%
Anti-social behaviour22%
Other14%
Vehicle crime8%
Burglary6%
Theft3%
Robbery3%
Drug offences2%

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 · 1.7km

Crime is 36% 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£5,694/m²
Price per ft²£529/ft²
Avg floor area107.4 m²

EPC breakdown

D
16%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 93%Terraced 7%

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£268,500
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)
RoofPitched, no insulation (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

1996–2024 · CAGR

+6.8%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

+10.36

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached93.1%
Terraced6.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£96k£122k+27.1%1.2
Post-dot-com plateau2001–2004£155k£245k+58.1%2
Pre-crash peak2005–2006£250k£264k+5.5%1.5
GFC & correction2009–2009£247k£247k+0%2
Help-to-Buy recovery2015–2016£465k£466k+0.1%1.5
Brexit uncertainty2019–2019£433k£433k+0%1
Pandemic surge2021–2021£520k£520k+0%1
Rate-rise correction2022–2023£605k£576k-4.8%2
Current market2024–2024£608k£608k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
6.8%
District
7%

CAGR over 28yr 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 2

Poor

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

Nearby stations

Hainault Underground StationCentral
12 min walk
Fairlop Underground StationCentral
16 min walk
Barkingside Underground StationCentral
27 min walk
Roding Valley Underground StationCentral
36 min walk
Woodford Underground StationCentral
40 min walk
No bus stops within 400m

9

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria78 min ↑
Waterloo77 min ↑
Canary Wharf65 min ↑
City ★63 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

21

Car parks (800m)

0

EV chargers (800m)

Nearest car park377m
Santander docks (800m)0
Nearest cycle dock7.3 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: 14.2 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 3.8 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

4 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 3.2 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

42

Parks (1km)

2

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 (434 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)

538m

Post office

Nearby shops

Dash's Off Licence377 m
Co-op Food396 m
Londis545 m
Vida & Sons562 m

Nearby restaurants

Shimla Merch Indian Takeaway534 m
Sky Kebab & Pizza539 m
Monsoon567 m

Nearby pubs

Old Maypole434 m

Nearby pharmacies

Chigwell Pharmacy295 m
Fencepiece Pharmacy403 m
Food hygiene (5-star)53% of 15

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

J. BRATI CONSTRUCTION LIMITED
TOP LONDON CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

8/100

Velocity score

Future outlook

44.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,691m
Crossrail 2 route9,816m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,090 nationally

1,526

Est. population

9,944/km²

66%

Employed

38%

Degree educated

£41,300

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
19%
23%
19%
13%
Under 1826%
18–3419%
35–4923%
50–6419%
65+13%

Tenure

39%
40%
17%
Own outright39%
Own (mortgage)40%
Private rent17%
Social rent4%
Shared ownership0%

Ethnicity

40%
13%
29%
White British40%
White Other13%
Asian29%
Black9%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household15%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent17%
Social rent4%

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)
10
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)
28
Largest scheme
193 homes · CLAYBURY HOSPITAL, CLAYBURY HOSPITAL, MANOR ROAD, IG8
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
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 at rear of, 74-80, Land at rear of, 74-80, Tudor Crescent, IG64 homes
completed
Land adjacent 129, Land adjacent 129, Fencepiece Road, Hainault, IG6 2LE2 homes
completed
Land Rear Of 2-8, 2-8, Wannock Gardens, Hainault2 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 2TW

Full postcodeIG6 2TW
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.604512
Longitude0.079802
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