Fairlop · Redbridge · Ilford North constituency · 51.60453, 0.10093

IG6 3DB— Fairlop, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
84
Schools
90
Transport
31
Environment
85
Investment
39

The bottom line

IG6 3DB 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: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 3DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG6 3DB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 3DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Manford Primary School

Good · Inspected Mar 2022 · 7 min walk

KS2: 103.2

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 14 min walk

P8: +0.16A8: 45.2

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 79 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 · 302m

Crime is 34% below 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£6,032/m²
Price per ft²£560/ft²
Avg floor area90.5 m²

EPC breakdown

B
1%
C
1%
D
8%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 84%Terraced 16%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£226,250
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)
RoofPitched, 100 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

1995–2026 · CAGR

+6.2%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.6%

per year

Acceleration

+13.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached84%
Terraced16%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£80k£118k+47.5%1.6
Post-dot-com plateau2003–2004£202k£227k+12.1%2
Pre-crash peak2006–2007£247k£276k+11.9%2.5
GFC & correction2009–2011£126k£240k+90.5%1
Help-to-Buy recovery2013–2016£255k£470k+84.3%1
Pandemic surge2020–2021£485k£470k-3.1%1.5
Current market2026–2026£520k£520k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1% alpha

Semi-detached+1% α
Local
13%
District
12%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position75

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
6.3 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
7 min walk
Fairlop Underground StationCentral
15 min walk
Barkingside Underground StationCentral
28 min walk
Newbury Park Underground StationCentral
41 min walk
Newbury Park StationNational Rail
42 min walk
No bus stops within 400m

21

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria70 min ↑
Waterloo69 min ↑
Canary Wharf58 min ↑
City ★55 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park412m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Hainault Station Car Park
627m

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: 9.0 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: 15.4 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 3.1 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

THE FOREST EDGE PRACTICE

HAINAULT HEALTH CENTRE, MANFORD WAY, IG7 4DF

5 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketNisa Extra · 563 m
3 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)

609m

Post office

Nearby shops

PJ & VP Patel Convenience Store158 m
Spar381 m
Hainault Supermarket420 m
Costcutter467 m

Nearby cafes

Gullotti Cafe393 m
Hainault Cafe651 m

Nearby restaurants

Metro's372 m
Hainault BBQ403 m
Hainault Peri Peri452 m
Manford House517 m

Nearby gyms

London Marathon Playing Fields522 m
Powerleague Fairlop628 m
Studio23 Gym651 m
Syngergy Fitness689 m

Nearby pharmacies

Hainault Station Pharmacy412 m
Boots527 m
Food hygiene (5-star)70% of 30

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

JATINDER BUILD LTD
PAK BUILD LTD
PHOENIX FIRE ENGINEERING LTD
ROBERT BUILDING LTD
THE HOUSING ECONOMIST LIMITED

Investment

Investment grade, yield and market outlook

39

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 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

44.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,398m
Crossrail 2 route11,258m

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%

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)
15
Planning apps (3 years)
5
Local approval rate
93%
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)
113
Largest scheme
118 homes · FORMER HAINAULT HIGH (LOWER) SCHOOL, FORMER HAINAULT HIGH (LOWER) SCHOOL, MANFORD WAY, IG7
Pipeline pressure
NONE

Named schemes (500m)

LAND OFF, LAND OFF, FOREMARK CLOSE, IG624 homes
completed
Development At 8, Wickets Way, Hainault2 homes
completed
Development At 8, Wickets Way, Hainault2 homes
completed
Development At 390, New North Road, Hainault2 homes
completed
Development Site Rear Of 47 To 51, Development Site Rear Of 47 To 51, Cypress Grove, Hainault, IG6 3AT1 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 3DB

Full postcodeIG6 3DB
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.604531
Longitude0.100930
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