Valentines · Redbridge · Ilford South constituency · 51.55921, 0.06758

IG1 3AE— Valentines, Redbridge

Location and area intelligence for IG1 3AE, Valentines, Redbridge

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 62/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
61
Safety
46
Schools
60
Transport
62
Environment
60
Investment
72

The bottom line

IG1 3AE offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how IG1 3AE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG1 3AE meets your needs.

Location

IG1 3AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+269.0% vs London avg

Deep-dive guides for IG1 3AE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG1 3AE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How IG1 3AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cleveland Road Primary School

Not yet inspected · 9 min walk

KS2: 111.0

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 5 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

239.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 336.7%

+277% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Theft11%
Anti-social behaviour10%
Drug offences8%
Vehicle crime8%
Robbery5%
Burglary4%

Stop & search

17.4

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.6km

Crime is +269% above London average

Property

Prices, sales volume and market trends

Avg floor area68 m²

EPC breakdown

B
3%
C
16%
D
4%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Terraced 27%Flat 53%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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2017 · CAGR

+3.7%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

+117.7%

per year

Acceleration

+150.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Terraced40%
Flat/maisonette60%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£162k£162k+0%1
Pre-crash peak2006–2007£160k£200k+25%3
GFC & correction2010–2010£185k£185k+0%1
Help-to-Buy recovery2014–2014£124k£124k+0%1
Brexit uncertainty2017–2017£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+33.1% alpha

Flat/maisonette+33.1% α
Local
25%
District
-8.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford StationElizabeth line line
0.9 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
2 min walk
IlfordNational Rail
2 min walk
Manor Park Rail StationElizabeth line
21 min walk
Gants Hill Underground StationCentral
24 min walk
Woodgrange Park Rail StationSuffragette
24 min walk
No bus stops within 400m

65

Walkability score

222

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City44 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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1965
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Wazir
155m
🅿️
Sainsburys· no
328m
🅿️
Exchange Ilford1200 spaces· yes
385m
🅿️
Clements Road640 spaces· yes
412m
🅿️
Mildmay Road66 spaces· yes
573m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
761m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed445 Mbps
Median download426 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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 98% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.0 km

Energy

Solar: 858 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

YORK ROAD SURGERY

55 YORK ROAD, IG1 3AF

1 min walk

84%

Recommend GP

84%

Overall GP experience

10

GPs within 1km

6

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

40

Restaurants (800m)

14

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

9

Convenience

Nearest supermarketStar Fruit & Veg · 223 m

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

358m

Post office

Nearby shops

European Market165 m
Yagmur Supermarket207 m
Romanian Food Shop211 m
Food Plus220 m

Nearby cafes

Kitchenette121 m
CoffeeLink123 m
Perky Blenders191 m
56 Cafe Bar206 m

Nearby restaurants

Mei Sun86 m
Cafeccino115 m
Tirana126 m
Roosters Piri Piri166 m

Nearby pubs

Jono's166 m
O'Neill's Ilford228 m
Champ's269 m
The Papermakers Arms304 m

Nearby gyms

The Gym341 m
Nuffield Health Fitness & Wellbeing451 m
Ilford Club1.1 km

Nearby pharmacies

Boots273 m
Rohpharm Pharmacy305 m
P & S Chemists557 m
Medipharmacy663 m

Nearby health

Redbrige Eye Screening Centre412 m
Dental Solutions762 m
Loxford Children's Centre796 m
Food hygiene (5-star)50% of 235

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
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

AB ASSET MANAGEMENT LIMITED
ALPINE MERIDIAN LIMITED
BEST WHEELS CARS LIMITED
EXPRESS BEAUTY TRAINING LTD
FAHADHOLDINGS LIMITED

+8 more

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

46.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,866m
Crossrail 2 route9,370m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,583 nationally

2,530

Est. population

15,313/km²

54%

Employed

38%

Degree educated

£41,900

Median income

12.2%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

29%
24%
25%
13%
Under 1829%
18–3424%
35–4925%
50–6413%
65+9%

Tenure

14%
59%
16%
Own outright14%
Own (mortgage)11%
Private rent59%
Social rent16%
Rent free1%

Ethnicity

59%
White British9%
White Other10%
Asian59%
Black12%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household56%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent59%
Social rent16%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
20
Local approval rate
69%
Borough approval rate
64%
Opportunity area
Ilford
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£2.5bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
304
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA294 homes
completed
Development At Car Park North Of Roding Court, Mill Road, IG1 2FH243 homes
completed
Peachey House, 39, Peachey House, 39, Ilford Hill, Ilford, IG1 2DQ223 homes
completed
Development At Becketts House 2 To 14 Ilford Hill And 1 To 3 Caxton Place, 2-14, Roden Street, 1 to 3 Caxton Place, Ilford167 homes
completed
Development Site Adjacent 39, Development Site Adjacent 39, Ilford Hill, IG1141 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.4%
Ward turnout
26%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Khayer Muhammed Rahman ChowdhuryLabour
Alex Charlton-HolmesLabour
Kumud Datta JoshiLabour

Live in IG1 3AE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG1 3AE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG1 3AE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG1 3AE

Full postcodeIG1 3AE
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.559207
Longitude0.067577
Parliamentary constituencyIlford South
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