Aldborough · Redbridge · Ilford North constituency · 51.58536, 0.11920

RM6 5SU— Aldborough, Redbridge

Location and area intelligence for RM6 5SU, Aldborough, Redbridge

The family fortress

 

Schools 100%Safety 82/100Transport 16/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
82
Schools
60
Transport
16
Environment
65
Investment
45

The bottom line

RM6 5SU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 5SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for RM6 5SU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM6 5SU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grove Primary School

Not yet inspected · 9 min walk

KS2: 106.7

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 19 min walk

P8: +0.38A8: 51.2

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.7 incidents per 1,000 residents

Better than 58% of London
→ Stable

-13% vs borough

Crime by type

Other36%
Violence & sexual offences21%
Anti-social behaviour17%
Vehicle crime15%
Burglary5%
Drug offences4%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.5km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM6 district median

£380,000

Based on 97 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,449/m²
Price per ft²£320/ft²
Avg floor area134.5 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 48%Terraced 36%Detached 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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£336,250
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

1996–2025 · CAGR

+6.4%

Total change

+496%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.9%

per year

Acceleration

+22.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 31 sales

Property Type Mix

Total: 31 sales

Detached16.1%
Semi-detached48.4%
Terraced35.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£138k+72.5%1
Post-dot-com plateau2001–2003£167k£198k+18.6%2.3
Pre-crash peak2006–2006£247k£247k+0%4
GFC & correction2008–2010£286k£270k-5.6%1
Help-to-Buy recovery2015–2016£320k£393k+22.7%1.5
Brexit uncertainty2017–2017£365k£365k+0%3
Pandemic surge2020–2021£579k£587k+1.5%2
Rate-rise correction2022–2022£488k£488k+0%2
Current market2024–2025£430k£477k+10.9%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.7% alpha

Semi-detached+1.7% α
Local
6%
District
4.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
26 min walk
Chadwell HeathNational Rail
26 min walk
Barkingside Underground StationCentral
27 min walk
Fairlop Underground StationCentral
28 min walk
Goodmayes Rail StationElizabeth line
28 min walk
No bus stops within 400m

7

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria68 min ↑
Waterloo66 min ↑
Canary Wharf55 min ↑
City ★53 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park226m
Santander docks (800m)0
Nearest cycle dock9.1 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 waterLOW
Low
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: 15.3 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 19%
More green space than 84% of London

Nearest SSSI: Hainault Forest SSSI — 4.3 km

Energy

Solar: 862 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): None recorded

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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE SURGERY

200 CHADWELL HEATH LANE, CHADWELL HEATH, RM6 4YU

13 min walk

56%

Recommend GP

56%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalKing George Hospital · 791 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hawbush (470 m)

Nearest supermarketMasala Bazaar · 2.0 km
1 tennis courts

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)

1.1km

Post office

Nearby pubs

The Hawbush470 m

Nearby health

King George Hospital791 m
Food hygiene (5-star)55% of 11

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BREEZE CARERS LTD
DIGITAL SOLUTIONS BD LTD
LAKSMI RAI PROPERTIES LTD
SUMMIT LODGE LTD

Investment

Investment grade, yield and market outlook

45

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

40

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,226m
Crossrail 2 route12,381m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,157 nationally

1,958

Est. population

522/km²

61%

Employed

44%

Degree educated

£42,000

Median income

5.7%

Claimant rate

SuburbanLow densityOwner occupiers / families

49

Community stability

Age profile

28%
20%
23%
17%
Under 1828%
18–3420%
35–4923%
50–6417%
65+12%

Tenure

30%
37%
28%
Own outright30%
Own (mortgage)37%
Private rent28%
Social rent4%

Ethnicity

22%
50%
White British22%
White Other10%
Asian50%
Black9%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine15%
No car household17%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent28%
Social rent4%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
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
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)
1
Largest scheme
104 homes · GOODMAYES HOSPITAL, GOODMAYES HOSPITAL, BARLEY LANE, IG3 8XJ
Pipeline pressure
NONE

Named schemes (500m)

LITTLE HEATH LODGE, LITTLE HEATH LODGE, HAINAULT ROAD, RM630 homes
completed
LITTLE HEATH LODGE, LITTLE HEATH LODGE, HAINAULT ROAD, RM617 homes
completed
Development Site Rear of 209, Development Site Rear of 209, Barley Lane, Chadwell Heath, RM6 4XU1 homes
completed
211, 211, Barley Lane, Little Heath, RM6 4XU1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Wes Streeting (Labour)
MP majority
528
Constituency
Ilford North

Councillors

John HowardLabour
Jyotsna Rahman IslamLabour
Lebo PhakoeLabour

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Key facts for RM6 5SU

Full postcodeRM6 5SU
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardAldborough
Latitude51.585363
Longitude0.119202
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