Fairlop · Redbridge · Ilford North constituency · 51.60471, 0.10518

IG6 3DW— Fairlop, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 27/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
84
Schools
90
Transport
27
Environment
81
Investment
49

The bottom line

IG6 3DW 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 3DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment 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 3DW

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG6 3DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

John Bramston Primary School

Not yet inspected · 2 min walk

KS2: 108.0

★★

Secondary

Forest Academy

Good · Inspected Jan 2023 · 10 min walk

P8: +0.16A8: 45.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 81 min walk

2 primaries · 1 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 · 173m

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area100.7 m²

EPC breakdown

C
1%
D
4%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 22%Terraced 11%Detached 67%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£251,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, 50 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

1998–2022 · CAGR

+5.5%

Total change

+263%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.8%

per year

Acceleration

-130.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Detached66.7%
Semi-detached22.2%
Terraced11.1%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£160k£155k-3.1%1
Post-dot-com plateau2001–2003£190k£250k+31.6%1
Pre-crash peak2006–2006£327k£327k+0%1
GFC & correction2008–2009£150k£305k+103.3%1
Pandemic surge2021–2021£665k£665k+0%1
Rate-rise correction2022–2022£580k£580k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
9.8 min walk
Newbury Park Station

Nearby stations

Hainault Underground StationCentral
10 min walk
Fairlop Underground StationCentral
18 min walk
Barkingside Underground StationCentral
30 min walk
Newbury Park Underground StationCentral
42 min walk
Newbury Park StationNational Rail
43 min walk
No bus stops within 400m

25

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park118m
Santander docks (800m)0
Nearest cycle dock8.8 km

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 waterMEDIUM
Medium
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: 15.6 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 2.9 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 · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketNisa Extra · 405 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)

426m

Post office

Nearby shops

The Local Offy400 m
A & C Fruiterers401 m
Percy Ingle402 m
Manford News404 m

Nearby cafes

Hainault Cafe452 m
Gullotti Cafe688 m

Nearby restaurants

Manford House401 m
Bella Gusto402 m
Greggs416 m
Metro's667 m

Nearby gyms

Powerleague Fairlop699 m
London Marathon Playing Fields710 m
Fairlop Outdoor Activity Centre760 m
Syngergy Fitness771 m

Nearby pharmacies

Boots400 m
Hainault Station Pharmacy707 m
Food hygiene (5-star)75% of 24

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

AG CONSULTING & ACCOUNTANCY LTD
AMER YOUR HEATING SPECIALIST LIMITED
BIRCHES LONDON LTD

Investment

Investment grade, yield and market outlook

49

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

31

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,557m
Crossrail 2 route11,552m

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)
6
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)
114
Largest scheme
105 homes · Hyneholt House, 104, Manford Way, Newbury Park, IG7 4EG
Pipeline pressure
NONE

Named schemes (500m)

Hyneholt House, 104, Manford Way, Newbury Park, IG7 4EG105 homes
completed
FORMER DOCKLAND SITE & LAND ADJACENT, FORMER DOCKLAND SITE & LAND ADJACENT, STAGGART GREEN, IG7 4DB34 homes
completed
LAND OFF, LAND OFF, FOREMARK CLOSE, IG624 homes
completed
Former garages rear of, 117-131, Former garages rear of, 117-131, Manford Way, Hainault, Essex, IG7 4ED4 homes
completed
Development At 390, New North Road, Hainault2 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 3DW

Full postcodeIG6 3DW
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.604707
Longitude0.105184
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