Fairlop · Redbridge · Ilford North constituency · 51.59611, 0.09059

IG6 3HD— Fairlop, Redbridge

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

London's quiet achiever

 

Schools 60%Safety 88/100Transport 42/100Yield 3.67%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
88
Schools
52
Transport
42
Environment
86
Investment
48

The bottom line

IG6 3HD offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG6 3HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for IG6 3HD

🛡️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

“London's quiet achiever”

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How IG6 3HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Wohl Ilford Jewish Primary School

Not yet inspected · 5 min walk

KS2: 108.8

★

Secondary

King Solomon High School

Requires Improvement · Inspected May 2024 · 4 min walk

P8: +0.36A8: 50.6

60% 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 · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.2 incidents per 1,000 residents

Better than 83% of London
→ Stable

-62% vs borough

Crime by type

Other26%
Vehicle crime25%
Violence & sexual offences25%
Anti-social behaviour18%
Drug offences3%
Theft2%
Burglary2%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hainault Fire Station · 1.5km

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area152.8 m²

EPC breakdown

C
1%
D
3%
E
1%

Based on 5 properties · Confidence: low

Street mix

Terraced 60%Detached 20%Other 20%

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£382,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

2002–2014 · CAGR

+1.9%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.0%

per year

Acceleration

+49.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Terraced75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£302k£302k+0%1
GFC & correction2012–2012£335k£335k+0%1
Help-to-Buy recovery2013–2014£284k£380k+34%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Fairlop Underground StationCentral
1 min walk
Hainault Underground StationCentral
11 min walk
Barkingside Underground StationCentral
15 min walk
Newbury Park Underground StationCentral
28 min walk
Newbury Park StationNational Rail
29 min walk
No bus stops within 400m

13

Walkability score

0

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf50 min ↑
City ★47 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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park25m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
Hainault Station Car Park
773m

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: 14.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 4.8 km

Energy

Solar: 859 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 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

FULLWELL CROSS MED. CTR.

1 TOMSWOOD HILL, BARKINGSIDE, IG6 2HG

6 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalKing George Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Fairlop Oak (448 m)

Nearest supermarketBaylis Food and Wine · 576 m
6 tennis courts1 swimming pools4 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)

1.3km

Post office

Nearby shops

Forest Farm Shop302 m
Bieluch Limited612 m
La Boucherie Kosher Limited626 m
Pepperman's Deli628 m

Nearby cafes

Costa730 m
Danny's Pie & Mash754 m
Bella's coffee794 m
Maison Fraise939 m

Nearby restaurants

Sweet Summer556 m
KFC594 m
Cookies and Creams602 m
Onur BBQ642 m

Nearby pubs

The New Fairlop Oak448 m
Old Maypole763 m

Nearby gyms

Norman Booth Building33 m
Redbridge Sports & Leisure165 m
Jean Brown Indoor Arena199 m
Fullwell Cross Leisure Centre574 m

Nearby pharmacies

Pyramid Pharmacy685 m
Fairlop Pharmacy799 m
Fencepiece Pharmacy799 m
Hainault Station Pharmacy951 m

Nearby health

Dental Practice Barkingside895 m
Excel Dental Clinic1.0 km
Food hygiene (5-star)78% of 18

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AUTO LINX LIMITED
BENPICKS LTD
EVENT EXPERTS UK LIMITED
GAFFAR LETTINGS LTD
REDBRIDGE SPORTS CENTRE TRUST LIMITED

+6 more

Investment

Investment grade, yield and market outlook

48

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

28

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,232m
Crossrail 2 route10,431m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,422 nationally

2,525

Est. population

6,220/km²

60%

Employed

36%

Degree educated

£41,300

Median income

4.7%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

25%
22%
23%
17%
13%
Under 1825%
18–3422%
35–4923%
50–6417%
65+13%

Tenure

26%
33%
26%
14%
Own outright26%
Own (mortgage)33%
Private rent26%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

34%
15%
36%
White British34%
White Other15%
Asian36%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine18%
No car household21%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
2
Local approval rate
25%
Borough approval rate
64%
Historic landfill (400m)
1
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)
4
Largest scheme
50 homes · OAKSIDE, OAKSIDE, FENCEPIECE ROAD, Barkingside, IG6
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJACENT TO, LAND ADJACENT TO, DAVIDS WAY, IG6 3BQ12 homes
completed
73, 75, Forest Road, Hainault, Hainault, IG6 3HA1 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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Compare Redbridge with nearby boroughs:

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Key facts for IG6 3HD

Full postcodeIG6 3HD
Postcode districtIG6
BoroughLondon Borough of Redbridge
WardFairlop
Latitude51.596110
Longitude0.090593
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