Fairlop · Redbridge · Ilford North constituency · 51.60523, 0.09228

IG6 2UU— Fairlop, Redbridge

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

 

Schools 50%Safety 68/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
68
Schools
53
Transport
38
Environment
70
Investment
41

The bottom line

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

The catch: 50 min to city — above average for this zone.

Less suited to Families.

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Location

IG6 2UU

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 2UU

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

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How IG6 2UU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
★★

Primary

Manford Primary School

Good · Inspected Mar 2022 · 9 min walk

KS2: 103.2

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 17 min walk

P8: +0.36A8: 50.6

50% 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 · 77 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hainault Fire Station · 846m

Crime is +116% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,151/m²
Price per ft²£571/ft²
Avg floor area75.1 m²

EPC breakdown

C
14%
D
23%
E
6%
F
2%

Based on 45 properties · Confidence: high

Street mix

Semi 7%Terraced 93%

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£187,750
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, 200 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

1995–2026 · CAGR

+6%

Total change

+504%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-17.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 74 sales

Property Type Mix

Total: 74 sales

Semi-detached6.8%
Terraced93.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£105k+36.4%2.5
Post-dot-com plateau2001–2004£107k£229k+114%2.5
Pre-crash peak2006–2007£239k£228k-4.6%5
GFC & correction2008–2012£280k£250k-10.7%1.8
Help-to-Buy recovery2013–2016£245k£384k+56.7%4.8
Brexit uncertainty2017–2019£365k£425k+16.4%1.7
Pandemic surge2021–2021£439k£439k+0%4
Rate-rise correction2022–2023£439k£492k+12.2%1.5
Current market2026–2026£465k£465k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Weakest performer

Terraced

-0.7% alpha

Semi-detached-0.2% α
Local
4.6%
District
4.8%
Terraced-0.7% α
Local
6.7%
District
7.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hainault Underground StationCentral line
2.2 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
2 min walk
Fairlop Underground StationCentral
13 min walk
Barkingside Underground StationCentral
27 min walk
Newbury Park Underground StationCentral
41 min walk
Newbury Park StationNational Rail
42 min walk
No bus stops within 400m

25

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf53 min ↑
City ★50 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 park187m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Hainault Station Car Park
250m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 14.9 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 67%
More green space than 94% of London

Nearest SSSI: Roding Valley Meadows SSSI — 3.9 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

HAINAULT STATION PHARMACY

208 NEW NORTH ROAD, HAINAULT, IG6 3BS

3 min walk

7

GPs within 1km

2

Dentists within 1km

Nearest hospitalKing George Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Old Maypole (722 m)

Nearest supermarketNisa Extra · 1.0 km
9 tennis courts1 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)

531m

Post office

Nearby shops

Costcutter189 m
Hainault Supermarket216 m
Spar229 m
Vida & Sons439 m

Nearby cafes

Gullotti Cafe232 m

Nearby restaurants

Hainault Peri Peri196 m
Hainault BBQ226 m
Metro's248 m
Monsoon433 m

Nearby pubs

Old Maypole722 m

Nearby gyms

London Marathon Playing Fields675 m
Studio23 Gym815 m
Jean Brown Indoor Arena822 m
Redbridge Sports & Leisure859 m

Nearby pharmacies

Hainault Station Pharmacy220 m
Chigwell Pharmacy587 m
Fencepiece Pharmacy677 m
Food hygiene (5-star)43% of 14

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

8 TAPP STREET RTM COMPANY LIMITED
A&Z STYLE LTD
DELTA DRYLINING LTD
DRYLINING DEVA LTD
GAMAPEX LTD

+11 more

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months1

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

38.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,177m
Crossrail 2 route10,680m

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)
4
Planning apps (3 years)
5
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)
3
Largest scheme
182 homes · Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR
Pipeline pressure
NONE

Named schemes (500m)

Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR182 homes
completed
FORMER ST ANNE'S SCHOOL, FORMER ST ANNE'S SCHOOL, WOODMAN PATH, IG694 homes
completed
Former lock-up garages, Former lock-up garages, Robinia Close, Hainault, IG6 3AJ8 homes
completed
Rear Of 194-196, Rear Of 194-196, New North Road, Hainault, Essex, IG6 3BD3 homes
completed
78A, 78A, High Road, London, E18 2NA2 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 2UU

Full postcodeIG6 2UU
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.605225
Longitude0.092283
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