New Build Investor Guide – Redbridge

May 2021

Buying a new build property off plan? Check out our Area Guide first

Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?

Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.

Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:

1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?

Redbridge, London

Redridge is one of 20 outer London boroughs and is located in east London.  Spanning just over 22 square miles, it is the 10th largest London borough by area. North of the Thames, it borders the county of Essex and the London boroughs Waltham Forest, Newham, Barking & Dagenham and Havering. Districts in Redbridge include Hainault, Ilford and Wanstead.


Demographics

Redbridge’s population is forecast to grow by more than 10% by 2030

Population (2018) 305,910
Forecast Population 2030 337,202

Source: data.london.gov.uk


Economically Active Population

A largely young, diverse, mobile population.

Age Range Percentage of population
16 – 64 65%
Under 15 23%
Over 65 12%
Martial Status:  
Single 35%

Source: data.london.gov.uk


Average Life Expectancy

The average life expectancies for those born in Redbridge between 2016 and 2018 are below.

Males 82 (UK average is 79). Males born in Redbridge have the 8th longest life expectancy of all London boroughs.
Females 85 (UK average is 83). Females born in Redbridge have the 12th longest life expectancy of all London boroughs.

Source: ons.gov.uk


Population Density (2011)

Redbridge has 5,411people per km2. Lower than the London average of 5,701 people per km2 and the 14th lowest density of all London boroughs.

Source: ons.gov.uk

International Migration (2018-19)

5,411 new residents from overseas moved to Redbridge in 2018 -2019. Thirteen London borough’s welcomed more new residents from overseas than Redbridge.

Source: ons.gov.uk

Country of Birth

Location of Birth Proportion of Population
UK and Ireland 64%
EU 5%
Other countries 31%

Source: data.london.gov.uk


Crime & Safety

Crime Numbers (April 2017 – March 2018)   23,513
Crime rate per 1,000 population (April 2017 -March 2018) 77
Redbridge has the 12th lowest crime rate per 1,000 people of all London boroughs.  

Source: data.london.gov.uk


Education

Schools

Primary Schools 78 (23 of which have an Ofsted rating of outstanding)
Secondary Schools      28 (12 of which have an Ofsted rating of outstanding)
Schools and Colleges (16-18 years) 22 (11 of which have an Ofsted rating of outstanding)

Source: compare-school-performance.service.gov.uk


Universities

None

Hospitals

Spire London East Hospital
King George Hospital
Goodmayes Hospital
Brookside

General Wellbeing

Population considering themselves in very good health 48%
Population considering themselves in very bad health 1%

Source: data.london.gov.uk


Employment & Economy

70% of working aged people employed (compared to 75% across England 74% across London).

Top 4 Sectors of Employment

Public administration, education and health   30%
Finance, banking and insurance 23%
Distribution, hotels and restaurants 16%
Transport and communications 14%

Source: data.london.gov.uk


Major Employers

In 2020, there were 15 companies in the borough employing more than 250 people and 80 companies employing between 50 and 249 people. (source: nomisweb.co.uk).

Jobs and Job density

Aproximately 37,633 residents of Redbridge also work in the borough. 30,880 people travel into the borough each day for work and 68,416 residents work outside the borough. The daytime population of the borough therefore decreases by 37,536 people each day. (source: data.london.gov.uk).

Median Gross Annual Pay for full-time employee jobs (2017) £31,365
Number of jobs in the borough (2019)            92,000
Jobs per resident        0.49 (London average 1.03 and UK average 0.87)

Source: nomisweb.co.uk and data.london.gov.uk


Housing

Number of residential properties in Redbridge 103,120

Source: data.london.gov.uk


Property Ownership (2018)

own property outright (no mortgage) 30%
own property with mortgage 32%
rent from a Housing Authority or the Local Authority 10%
rent from a private landlord (representing approximately 28,600 private rentals) 28%

Source: data.london.gov.uk

Households with no car or van (2011) 28%

Source: nomisweb.co.uk


Household Composition

One person households    26%
One family households     60%
Other  (sharers / students etc)   14%

Source: nomisweb.co.uk

Average House Prices

Average house prices in Redbridge are the 13th least expensive of the 32 London boroughs.

Average achieved price January 2020 £419,704
Average achieved price January 2021 £461,767
Increase/Decrease  +10%

Source: www.gov.uk


Volume of Sales

During the COVID pandemic, the number of property transactions in the borough of Redbridge fell by 18%. Twenty-one London boroughs saw larger drops in transaction volumes than Redbridge.

Number of residential sales to year ending September 2019 2,181
Number of residential sales to year ending September 2020    1,798

Source: ons.gov.uk


Achieved Rents (January to December 2020)

Mean monthly average rents in London Borough of Redbridge:

  London Median Rents
(per calendar month)
Redbridge
(per calendar month)
Studio     £950 £753
1 bedroom £1,200 £1,050
2 bedrooms £1,450 £1,275
3 bedrooms £1,750 £1,600

Source: london.gov.uk


New Build Developments in Redbridge

There are currently no properties in large* new build developments in Redbridge available for sale.

*large – schemes of more than 20 units

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Environment & Leisure

Redbridge has 34 parks and open spaces. Nine of these have been awarded Green Flag status – a national award which recognises the best green spaces in the country.

Facilities in the borough include:

4 leisure centres
Several cricket and football pitches available for hire
Several tennis courts available for hire
12 libraries

Transport

Redbridge’s overground and underground stations are in Zones 4 and 5.

Overground Stations

Chadwell Heath Goodmaynes
Ilford Seven Kings

Underground Stations

Barkingside (Central line) Fairlop (Central line)
Gants Hill (Central line) Hainault (Central line)
Newbury Park (Central line) Redbridge (Central line)
Snaresbrook (Central line) South Woodford (Central line)
Wanstead (Central line) Woodford (Central line)

Local Government

The Labour Party

UK market report 1536x768 2 PropTech Pioneer