Fairlop · Redbridge · Ilford North constituency · 51.60331, 0.09531

IG6 3BE— Fairlop, Redbridge

Location and area intelligence for IG6 3BE, Fairlop, Redbridge

Buy before others notice

 

Schools 50%Safety 84/100Transport 39/100Yield 4.93%

Best for: Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
58
Safety
84
Schools
53
Transport
39
Environment
86
Investment
58

The bottom line

IG6 3BE offers low crime, fast broadband and a green environment at £341,000 median — 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 3BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-34.4% vs London avg
vs London income-1.7% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for IG6 3BE

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

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How IG6 3BE 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 · 10 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 6 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

43.1 incidents per 1,000 residents

Better than 68% of London
→ Stable

-32% vs borough

Crime by type

Other36%
Violence & sexual offences25%
Vehicle crime16%
Anti-social behaviour10%
Drug offences4%
Burglary4%
Robbery3%
Theft0%

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 · 706m

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£341,000

Median sale price

Bottom 25% — 34% below London median

£341,000 is 34% below the London median (£520,000)

+96.9%

This year

Flat

Dominant type

Price history

5-year change
+51.8%
Sales (24 months)6
New build0.0%
Avg terraced£630,000
Avg flat£298,000
Price per m²£4,535/m²
Price per ft²£421/ft²
Avg floor area86.9 m²

EPC breakdown

C
12%
D
12%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Semi 9%Terraced 43%Flat 47%

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

Stamp duty

Standard buyer£4,550
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,780

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£1,706/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£217,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

+99.3%

per year

Acceleration

+114.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached9.6%
Terraced44.2%
Flat/maisonette46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£129k+98.5%2.2
Post-dot-com plateau2001–2004£126k£150k+19.4%2.5
Pre-crash peak2005–2007£226k£260k+15%3
GFC & correction2009–2012£175k£243k+38.6%2.3
Help-to-Buy recovery2013–2016£202k£331k+63.6%1.2
Brexit uncertainty2017–2019£114k£415k+262.8%1
Rate-rise correction2022–2022£325k£325k+0%1
Current market2024–2025£276k£550k+99.3%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Weakest performer

Flat/maisonette

+0% alpha

Terraced+0.8% α
Local
6.5%
District
5.7%
Flat/maisonette+0% α
Local
6.2%
District
6.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing8
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
1.6 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
2 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

22

Walkability score

23

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

24

Car parks (800m)

0

EV chargers (800m)

Nearest car park217m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Hainault Station Car Park
217m

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: 15.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.2 km

Energy

Solar: 859 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 yield858.5 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

2 min walk

7

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketNisa Extra · 946 m
6 tennis courts2 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)

824m

Post office

Nearby shops

Hainault Supermarket99 m
Costcutter111 m
Spar145 m
PJ & VP Patel Convenience Store353 m

Nearby cafes

Gullotti Cafe109 m

Nearby restaurants

Hainault BBQ104 m
Hainault Peri Peri106 m
Metro's117 m
Monsoon546 m

Nearby gyms

London Marathon Playing Fields384 m
Studio23 Gym530 m
Powerleague Fairlop646 m
Syngergy Fitness671 m

Nearby pharmacies

Hainault Station Pharmacy102 m
Food hygiene (5-star)60% of 15

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EGETS LIMITED
P I P SERVICES LIMITED
UNIFY FACILITIES MANAGEMENT LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

48.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,092m
Crossrail 2 route10,852m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,135 nationally

1,554

Est. population

3,274/km²

65%

Employed

41%

Degree educated

£41,300

Median income

5.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

49

Community stability

Age profile

24%
22%
22%
18%
14%
Under 1824%
18–3422%
35–4922%
50–6418%
65+14%

Tenure

36%
33%
27%
Own outright36%
Own (mortgage)33%
Private rent28%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

41%
22%
23%
White British41%
White Other22%
Asian23%
Black6%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household23%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent27%
Social rent4%

vs. London

Income vs London-1.7%
Price vs London-34.4%

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)
6
Planning apps (3 years)
4
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)
1
Largest scheme
182 homes · Kelvin Hughes, Kelvin Hughes, NEW NORTH ROAD, HAINAULT, IG6 2UR
Pipeline pressure
NONE

Named schemes (500m)

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
158, 158, New North Road, Ilford, IG6 2XP1 homes
completed
204, 204, New North Road, Hainault, IG6 3BD1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£341,000)

£4,550

Standard buyer

£0

First-time buyer

Save £4,550

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG6 3BE

Full postcodeIG6 3BE
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.603310
Longitude0.095314
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