Valentines · Redbridge · Ilford South constituency · 51.56023, 0.06436

IG1 3AH— Valentines, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 56/100Yield 4.60%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
67
Safety
78
Schools
100
Transport
56
Environment
79
Investment
73

The bottom line

IG1 3AH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.

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

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Location

IG1 3AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for IG1 3AH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 3AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Sheringham Primary School

Outstanding · Inspected Jan 2024 · 10 min walk

KS2: 105.6

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 6 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.4 incidents per 1,000 residents

Better than 65% of London
↑ Rising 295.8%

from a low base — still below London average

-27% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour24%
Other24%
Vehicle crime9%
Drug offences5%
Theft4%
Robbery2%
Burglary0%

Stop & search

3.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.8km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area61.2 m²

EPC breakdown

C
17%
D
42%
E
5%
F
1%

Based on 65 properties · Confidence: high

Street mix

Terraced 29%Flat 69%Other 1%

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£153,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+3%

Total change

+127%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+30.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 67 sales

Property Type Mix

Total: 67 sales

Terraced32.8%
Flat/maisonette67.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£70k-20.5%4
Post-dot-com plateau2001–2004£77k£126k+64.4%4.5
Pre-crash peak2005–2007£186k£160k-14%3.7
GFC & correction2008–2012£133k£200k+50.9%1.4
Help-to-Buy recovery2013–2014£100k£610k+510%1
Brexit uncertainty2017–2018£178k£550k+209.2%2
Pandemic surge2021–2021£200k£200k+0%3
Rate-rise correction2022–2023£172k£200k+16.3%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

-22.9% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%
Terraced-22.9% α
Local
-3.1%
District
19.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position100

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
3.9 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

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

46

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo55 min ↑
Canary Wharf ★43 min
City47 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

20

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1848
Nearest car park188m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Wazir
311m
🅿️
Sainsburys· no
532m
🅿️
Exchange Ilford1200 spaces· yes
577m
🅿️
Clements Road640 spaces· yes
660m

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: 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: 10.6 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.1 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

2 min walk

84%

Recommend GP

84%

Overall GP experience

12

GPs within 1km

2

Dentists within 1km

12

Care homes (1km)

Nearest hospitalSpire London East · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

29

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (380 m)

Nearest supermarketCranbrook Supermarket · 346 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

361m

Post office

Nearby shops

Magazin Traditional Romanesc326 m
Yagmur Supermarket343 m
Romanian Food Shop343 m
Judiya Enterprises371 m

Nearby cafes

Saf Cafe331 m
Kitchenette341 m
Titanic Cafe359 m
CoffeeLink369 m

Nearby restaurants

Mei Sun312 m
Crust316 m
Saravanaa Bhavan333 m
Tasty African Restaurant333 m

Nearby pubs

The Great Spoon of Ilford380 m
Jono's388 m
O'Neill's Ilford473 m
The Papermakers Arms486 m

Nearby gyms

The Gym538 m
Nuffield Health Fitness & Wellbeing701 m
Ilford Club992 m

Nearby pharmacies

Rohpharm Pharmacy315 m
Boots517 m
Medipharmacy621 m
P & S Chemists786 m

Nearby health

Redbrige Eye Screening Centre369 m
Sangam Surgery897 m
Food hygiene (5-star)52% of 153

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A TRADE LTD
AHAD AL FAKHAMA TECHNICAL SERVICES CO LTD
ALLIED ASSETS HOLDINGS LIMITED
AURRUM ATTIRE LTD
BODY AND BRAIN HEALING SOLUTIONS LTD

+15 more

Investment

Investment grade, yield and market outlook

73

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

35.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,858m
Crossrail 2 route9,122m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,719 nationally

2,047

Est. population

17,279/km²

54%

Employed

40%

Degree educated

£41,900

Median income

9.2%

Claimant rate

Inner cityVery high densityRenters

23

Community stability

Age profile

27%
27%
25%
Under 1827%
18–3427%
35–4925%
50–6413%
65+8%

Tenure

14%
15%
64%
Own outright14%
Own (mortgage)15%
Private rent64%
Social rent7%

Ethnicity

14%
63%
White British7%
White Other14%
Asian63%
Black7%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine18%
No car household48%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent64%
Social rent7%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
19
Local approval rate
60%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
293
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

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
51-69, 51-69, Ilford Hill, Ilford, IG2122 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
528
Constituency
Ilford North

Councillors

Khayer Muhammed Rahman ChowdhuryLabour
Alex Charlton-HolmesLabour
Kumud Datta JoshiLabour

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Key facts for IG1 3AH

Full postcodeIG1 3AH
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.560226
Longitude0.064363
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
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