Fairlop · Redbridge · Ilford North constituency · 51.60301, 0.08980

IG6 2XJ— Fairlop, Redbridge

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

London's quiet achiever

 

Schools 50%Safety 78/100Transport 36/100Yield 3.67%

Best for: Most buyers

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Lopsided profile — strong safety but weak transport

Liveability
52
Safety
78
Schools
46
Transport
36
Environment
72
Investment
53

The bottom line

IG6 2XJ offers low crime and fast broadband — strong value for Most buyers 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 2XJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for IG6 2XJ

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

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How IG6 2XJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Wohl Ilford Jewish Primary School

Not yet inspected · 13 min walk

KS2: 108.8

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 13 min walk

P8: +0.36A8: 50.6

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+30% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour15%
Vehicle crime8%
Robbery7%
Burglary4%
Theft3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.1km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area67.6 m²

EPC breakdown

C
15%
D
4%
E
4%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 96%Flat 4%

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£169,000
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
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

1995–2022 · CAGR

+7%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.1%

per year

Acceleration

+7.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 28 sales

Property Type Mix

Total: 28 sales

Terraced96.4%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£95k+25.8%1.2
Post-dot-com plateau2001–2004£137k£185k+35%2
Pre-crash peak2005–2007£180k£240k+33.3%1.7
GFC & correction2009–2012£190k£211k+11.1%1.5
Help-to-Buy recovery2014–2015£268k£345k+29.1%3
Rate-rise correction2022–2022£470k£470k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

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

Nearby stations

Hainault Underground StationCentral
3 min walk
Fairlop Underground StationCentral
10 min walk
Barkingside Underground StationCentral
24 min walk
Newbury Park Underground StationCentral
38 min walk
Newbury Park StationNational Rail
39 min walk
No bus stops within 400m

20

Walkability score

60

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

27

Car parks (800m)

0

EV chargers (800m)

Nearest car park168m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Hainault Station Car Park
168m

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: 14.6 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 28%
More green space than 96% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.1 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

HAINAULT SURGERY

34 NEW NORTH ROAD, HAINAULT, IG6 2XG

3 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalKing George Hospital · 2.9 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

79

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Old Maypole (451 m)

Nearest supermarketBaylis Food and Wine · 1.2 km
6 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)

590m

Post office

Nearby shops

Vida & Sons170 m
Costcutter328 m
Hainault Supermarket376 m
Dash's Off Licence411 m

Nearby cafes

Gullotti Cafe405 m

Nearby restaurants

Monsoon163 m
Hainault Peri Peri344 m
Hainault BBQ394 m
Metro's427 m

Nearby pubs

Old Maypole451 m
The New Fairlop Oak1.0 km

Nearby gyms

Jean Brown Indoor Arena577 m
Redbridge Sports & Leisure605 m
London Marathon Playing Fields638 m
Studio23 Gym743 m

Nearby pharmacies

Hainault Station Pharmacy385 m
Fencepiece Pharmacy418 m
Chigwell Pharmacy492 m
Food hygiene (5-star)52% of 31

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DANNY BARRY LIMITED
DOMIS SOLUTIONS LTD
R & CARRUBBA LIMITED
REIS HAIR AND BEAUTY LTD
SAJ’S MULTI LIMITED

Investment

Investment grade, yield and market outlook

53

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

19.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,879m
Crossrail 2 route10,470m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,121 nationally

2,032

Est. population

11,849/km²

58%

Employed

38%

Degree educated

£41,300

Median income

6.4%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
21%
25%
15%
Under 1828%
18–3421%
35–4925%
50–6415%
65+11%

Tenure

24%
28%
26%
21%
Own outright25%
Own (mortgage)28%
Private rent26%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
32%
White British32%
White Other18%
Asian32%
Black8%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent26%
Social rent21%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
67%
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
LAND ADJACENT TO, LAND ADJACENT TO, DAVIDS WAY, IG6 3BQ12 homes
completed
277a, 277a, Ilford Lane, Ilford, IG1 2SD4 homes
completed
33, New North Road, Hainault, IG6 2UE2 homes
completed
77, 77, Trelawney Road, Ilford, IG6 2NW1 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 2XJ

Full postcodeIG6 2XJ
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.603012
Longitude0.089798
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
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