Redbridge Area Guide

Redbridge is the perfect mix of both village and city living. This East London borough is neighboured by Waltham Forest, Newham, Havering and Barking and Dagenham boroughs. Served by the Central Line Underground line, Redbridge is ideal for commuters travelling to central or east London and the imminent Crossrail will deliver even speedier commute times.

Property market

£482k Average house price
£1,350 Average Rent, 2 Bed
3% Average yield
20% Price growth over last 5 years
17% Price growth 5-years forecast
10% Rental growth over last 5 years
13% Rental growth 5-years forecast

Lifestyle

16 Number of ‘Outstanding’ primary schools
10 Number of ‘Outstanding’ secondary schools
265 Restaurants and cafes
1,495 Number of shops
40% Proportion of open space
14 Number of stations
2 PTAL (Public Transport Accessibility Level)

As one of London’s greenest boroughs, Redbridge is full of award-winning parks and woodlands, as well as high-quality schools and affordable housing, making it a major draw for families. Hainault Forest Country Park has Site of Special Scientific Interest (SSSI) status and is famous for its fishing and boating lake, café, and children’s farm. With an abundance of independent cafes and bars creating a distinct community feel, it is unsurprising Redbridge was named as the happiest place to live in London by the Office for National Statistics just a few years ago.

 

Insights

 

  • House prices are 7% below the London average
  • Average rent for a 2-bed flat is 25% lower than the London average
  • House price growth over the last 5 years was 20%, double the figure for London of 10%. However, over the next 5 years, house price growth is expected to be 17%, slightly lower than London at 19%
  • Average asking rents grew 10% over the last 5 years, lower than London at 14%
  • Over the next 5 years average rents are predicted to grow by 13%, lower than London at 14%
  • 31% of the borough's primary schools are rated as outstanding by Ofsted, higher than the London figure of 27%

  • 53% of the borough's secondary schools are rated as outstanding by Ofsted, higher than the London figure of 36%

  • With 40%, Redbridge has slightly more open space than the average for London of 39%

Redbridge has been home to some key archaeological finds; the only example of a mammoth with a fully intact skull was discovered in Ilford.

Redbridge is only 18 minutes by train to Liverpool Street making it great for commuting to work and accessing central London. There is plenty to see and do locally, such as Redbridge Lakes and Claybury Park. You can catch some great shows at the Kenneth More Theatre and if you fancy a spot of golf you can visit Woodford Golf Club.

London boroughs

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Disclaimers

 

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.

 

Sources

 

  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)