Valentines · Redbridge · Ilford South constituency · 51.56299, 0.06590

IG1 3BB— Valentines, Redbridge

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

The family fortress

 

Schools 100%Safety 70/100Transport 59/100Yield 6.86%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
70
Schools
90
Transport
59
Environment
80
Investment
73

The bottom line

IG1 3BB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £245,000 median — a strong choice for Families and Investors.

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Location

IG1 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-52.9% vs London avg
vs London income-0.2% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for IG1 3BB

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

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“The family fortress”

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How IG1 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christchurch Primary School

Good · Inspected Nov 2022 · 10 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 3 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.5 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 237.7%

+53% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour14%
Vehicle crime10%
Theft9%
Drug offences7%
Burglary5%
Robbery4%

Stop & search

6.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.7km

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£245,000

Median sale price

Bottom 25% — 53% below London median

£245,000 is 53% below the London median (£520,000)

-30.6%

This year

Flat

Dominant type

Price history

5-year change
-31.9%
Sales (24 months)5
New build0.0%
Avg terraced£305,000
Avg flat£207,500
Price per m²£5,000/m²
Price per ft²£465/ft²
Avg floor area52.4 m²

EPC breakdown

C
25%
D
23%
E
11%
F
1%
G
2%

Based on 62 properties · Confidence: high

Street mix

Semi 4%Terraced 27%Detached 1%Flat 67%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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,350

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.8×

Price-to-income

£1,226/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£131,000
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

1995–2026 · CAGR

+1.9%

Total change

+81%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.1%

per year

Acceleration

+6.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £125k–£150k · 64 sales

Property Type Mix

Total: 64 sales

Detached1.6%
Semi-detached4.7%
Terraced31.3%
Flat/maisonette62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£94k£80k-14.1%2.3
Post-dot-com plateau2001–2004£104k£168k+61.4%3.5
Pre-crash peak2005–2007£140k£116k-16.8%3.7
GFC & correction2008–2010£165k£173k+4.5%2
Help-to-Buy recovery2015–2016£170k£220k+29.1%2.5
Brexit uncertainty2017–2019£345k£175k-49.3%1
Pandemic surge2020–2021£100k£360k+260%1.5
Rate-rise correction2022–2023£400k£460k+15%1.5
Current market2025–2026£266k£170k-36.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-2.4% alpha

Flat/maisonette+1.2% α
Local
6.2%
District
5%
Terraced-2.4% α
Local
5.3%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
6 min walk
IlfordNational Rail
6 min walk
Gants Hill Underground StationCentral
19 min walk
Manor Park Rail StationElizabeth line
22 min walk
Redbridge Underground StationCentral
26 min walk
No bus stops within 400m

58

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

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

21

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1208
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Wazir
357m
🅿️
Exchange Ilford1200 spaces· yes
540m
🅿️
Sainsburys· no
764m

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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: 10.8 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.4 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

5 min walk

84%

Recommend GP

84%

Overall GP experience

10

GPs within 1km

3

Dentists within 1km

12

Care homes (1km)

Nearest hospitalSpire London East · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

28

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCranbrook Supermarket · 131 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

175m

Post office

Nearby shops

Ilford Food & Wine138 m
Magazin Traditional Romanesc161 m
Judiya Enterprises310 m
Romanian Food Shop334 m

Nearby cafes

Valentine Cafe104 m
Saf Cafe154 m
Titanic Cafe182 m
56 Cafe Bar406 m

Nearby restaurants

Shinwari103 m
Al Khayma107 m
Shola Chicken136 m
Sultan148 m

Nearby pubs

The Great Spoon of Ilford244 m
Jono's463 m
O'Neill's Ilford571 m
Champ's678 m

Nearby gyms

Ilford Club668 m
Nuffield Health Fitness & Wellbeing812 m
The Gym842 m
Cranbrook Castle Lawn Tennis & Social Club1.0 km

Nearby pharmacies

Rohpharm Pharmacy185 m
Boots608 m
Medipharmacy944 m
P & S Chemists979 m

Nearby health

Redbrige Eye Screening Centre110 m
Food hygiene (5-star)54% of 162

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
6
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

67 MANSFIELD ROAD MANAGEMENT LTD
CYBERNET SOLUTIONS LIMITED
ECOME RISE LIMITED
FABIAN POPA LTD
HARRY’S GO MART LIMITED

+13 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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score10/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

40.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,178m
Crossrail 2 route9,124m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,070 nationally

1,835

Est. population

14,282/km²

54%

Employed

43%

Degree educated

£41,900

Median income

10.7%

Claimant rate

Inner cityHigh densityRenters

25

Community stability

Age profile

28%
23%
25%
14%
Under 1828%
18–3423%
35–4925%
50–6414%
65+10%

Tenure

18%
14%
61%
Own outright19%
Own (mortgage)14%
Private rent62%
Social rent6%
Rent free0%

Ethnicity

63%
White British10%
White Other11%
Asian63%
Black8%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household46%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent62%
Social rent6%

vs. London

Income vs London-0.2%
Price vs London-52.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
19
Local approval rate
57%
Borough approval rate
64%
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)
294
Largest scheme
243 homes · Development At Car Park North Of Roding Court, Mill Road, IG1 2FH
Pipeline pressure
NONE

Named schemes (500m)

SITE AT FORMER MULTI-STOREY CAR PARK, SITE AT FORMER MULTI-STOREY CAR PARK, MORLAND ROAD, IG1 4JU49 homes
completed
Development At Orion House 104 To 106, 104 to 106, Cranbrook Road, IG1 4LZ20 homes
completed
259-261, 259-261, Cranbrook Road, IG1 4TG12 homes
completed
Land adjacent to 5, Land adjacent to 5, Coventry Road, Ilford, IG1 4QR12 homes
completed
297-299, 297-299, CRANBROOK ROAD, IG1 4VA10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£245,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG1 3BB

Full postcodeIG1 3BB
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.562986
Longitude0.065902
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