Fairlop · Redbridge · Ilford North constituency · 51.60361, 0.09253

IG6 2XP— Fairlop, Redbridge

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

 

Schools 33%Safety 68/100Transport 40/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
68
Schools
53
Transport
40
Environment
79
Investment
42

The bottom line

IG6 2XP offers low crime, fast broadband and a green environment — 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 2XP

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 2XP

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe
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How IG6 2XP 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 · 11 min walk

KS2: 103.2

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 15 min walk

P8: +0.36A8: 50.6

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 75 min walk

2 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)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 871m

Crime is +116% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,668/m²
Price per ft²£805/ft²
Avg floor area57 m²

EPC breakdown

C
20%
D
6%
E
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 17%Flat 83%

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£142,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1997–2025 · CAGR

+6%

Total change

+418%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.5%

per year

Acceleration

-32.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached18.5%
Flat/maisonette81.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£78k-8.2%2
Post-dot-com plateau2001–2002£85k£75k-11.8%4.5
Pre-crash peak2006–2007£123k£130k+6.1%1
GFC & correction2009–2009£120k£120k+0%1
Brexit uncertainty2018–2018£210k£210k+0%1
Pandemic surge2020–2021£420k£200k-52.4%1
Rate-rise correction2022–2023£576k£213k-63.1%1
Current market2024–2025£343k£440k+28.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-9.4% alpha

Flat/maisonette-9.4% α
Local
11.6%
District
21%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
0.6 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
1 min walk
Fairlop Underground StationCentral
11 min walk
Barkingside Underground StationCentral
25 min walk
Newbury Park Underground StationCentral
39 min walk
Newbury Park StationNational Rail
40 min walk
No bus stops within 400m

20

Walkability score

36

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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park73m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Hainault Station Car Park
73m

Connectivity

Broadband and mobile coverage

100%

Full fibre

65%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed361 Mbps
Median download370 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 waterLOW
Low
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: 14.8 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 43%
More green space than 99% 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): 2

Landslide susceptibility: Medium

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 STATION PHARMACY

208 NEW NORTH ROAD, HAINAULT, IG6 3BS

3 min walk

7

GPs within 1km

2

Dentists within 1km

Nearest hospitalKing George Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Old Maypole (652 m)

Nearest supermarketBaylis Food and Wine · 1.3 km
8 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)

654m

Post office

Nearby shops

Costcutter128 m
Hainault Supermarket175 m
Spar230 m
Vida & Sons369 m

Nearby cafes

Gullotti Cafe205 m

Nearby restaurants

Hainault Peri Peri144 m
Hainault BBQ193 m
Metro's227 m
Monsoon363 m

Nearby pubs

Old Maypole652 m

Nearby gyms

London Marathon Playing Fields526 m
Jean Brown Indoor Arena647 m
Studio23 Gym656 m
Redbridge Sports & Leisure685 m

Nearby pharmacies

Hainault Station Pharmacy184 m
Fencepiece Pharmacy618 m
Chigwell Pharmacy635 m
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ETRAVEL CONCIERGE LIMITED
RS PROVISIONS LIMITED

Investment

Investment grade, yield and market outlook

42

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 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

12/100

Velocity score

Future outlook

44.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,028m
Crossrail 2 route10,667m

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)
6
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
LAND ADJACENT TO, LAND ADJACENT TO, DAVIDS WAY, IG6 3BQ12 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

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 2XP

Full postcodeIG6 2XP
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.603611
Longitude0.092526
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