Valentines · Redbridge · Ilford South constituency · 51.56188, 0.06105

IG1 3DF— Valentines, Redbridge

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

 

Schools 100%Safety 74/100Transport 48/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
74
Schools
60
Transport
48
Environment
82
Investment
49

The bottom line

IG1 3DF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

IG1 3DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for IG1 3DF

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

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How IG1 3DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Highlands Primary School

Not yet inspected · 9 min walk

KS2: 107.4

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 7 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.3 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 308.6%

+12% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Anti-social behaviour26%
Vehicle crime9%
Robbery4%
Drug offences2%
Theft1%
Burglary1%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG1 district median

£365,000

Based on 115 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,021/m²
Price per ft²£466/ft²
Avg floor area99.7 m²

EPC breakdown

C
5%
D
41%
E
4%

Based on 50 properties · Confidence: high

Street mix

Terraced 78%Detached 2%Flat 21%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£249,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.4%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.0%

per year

Acceleration

-40.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 65 sales

Property Type Mix

Total: 65 sales

Detached1.5%
Terraced80%
Flat/maisonette18.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£123k+73.2%3.2
Post-dot-com plateau2001–2004£150k£214k+42.7%3
Pre-crash peak2005–2007£190k£263k+38.4%4
GFC & correction2008–2012£300k£270k-10%1.8
Help-to-Buy recovery2013–2016£132k£230k+74.9%1.5
Brexit uncertainty2018–2019£260k£275k+5.8%1
Rate-rise correction2022–2023£450k£403k-10.6%3.5
Current market2024–2026£484k£270k-44.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
6.4%
District
7.3%

CAGR over 28yr 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 2

Poor

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

Nearby stations

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

24

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

4.8 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)8
Nearest car park387m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Wazir
567m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.2 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

6 min walk

84%

Recommend GP

84%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

11

Care homes (1km)

Nearest hospitalSpire London East · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (554 m)

Nearest supermarketCranbrook Supermarket · 465 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)

535m

Post office

Nearby shops

Magazin Traditional Romanesc473 m
Ilford Food & Wine486 m
Belgrave Supermarket527 m
Belgrave News537 m

Nearby cafes

Valentine Cafe461 m
Saf Cafe471 m
Titanic Cafe505 m
Kitchenette618 m

Nearby restaurants

Al Khayma444 m
Shinwari462 m
Sultan469 m
Crust484 m

Nearby pubs

The Great Spoon of Ilford554 m
Jono's661 m
O'Neill's Ilford756 m
The Papermakers Arms768 m

Nearby gyms

The Gym775 m
Ilford Club909 m
Cranbrook Castle Lawn Tennis & Social Club1.0 km

Nearby pharmacies

Rohpharm Pharmacy481 m
Medipharmacy744 m
Boots800 m

Nearby health

Redbrige Eye Screening Centre461 m
Sangam Surgery927 m
Food hygiene (5-star)55% of 58

Business

Local businesses registered here

Active businesses
31
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
21
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

APEX AUTOHAUS GROUP LTD
BRITDROP EXPRESS LTD
CPANDYA PROPERTIES LTD
CTV BIDCO LTD
DM PANDYA PROPERTIES LTD

+15 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,908m
Crossrail 2 route8,844m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,545 nationally

2,007

Est. population

16,242/km²

58%

Employed

41%

Degree educated

£41,900

Median income

5.9%

Claimant rate

SuburbanVery high densityEstablished mixed

36

Community stability

Age profile

28%
26%
23%
14%
Under 1828%
18–3426%
35–4923%
50–6414%
65+9%

Tenure

23%
24%
41%
Own outright23%
Own (mortgage)24%
Private rent41%
Social rent7%
Shared ownership5%
Rent free0%

Ethnicity

13%
64%
White British9%
White Other13%
Asian64%
Black9%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine18%
No car household32%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent41%
Social rent7%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
17
Local approval rate
56%
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)
257
Largest scheme
243 homes · Development At Car Park North Of Roding Court, Mill Road, IG1 2FH
Pipeline pressure
NONE

Named schemes (500m)

29, 29, Northbrook Road, Ilford, IG1 3BP4 homes
completed
47, 47, Empress Avenue, Ilford, IG1 3DE4 homes
completed
61, 61, Northbrook Road, IG14 homes
completed
27, 27, De Vere Gardens, IG1 3EB4 homes
completed
5, 5, De Vere Gardens, Cranbrook, IG1 3EB4 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 3DF

Full postcodeIG1 3DF
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.561876
Longitude0.061047
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