Valentines · Redbridge · Ilford South constituency · 51.56637, 0.06297

IG1 3HU— Valentines, Redbridge

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

The family fortress

 

Schools 100%Safety 70/100Transport 41/100Yield 7.30%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
70
Schools
60
Transport
41
Environment
82
Investment
64

The bottom line

IG1 3HU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £230,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG1 3HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-55.8% vs London avg
vs London income-0.2% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for IG1 3HU

🛡️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 3HU 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 · 7 min walk

KS2: 107.4

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 8 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 17 min walk

2 primaries · 2 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 · 1.9km

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.

£230,000

Median sale price

Bottom 25% — 56% below London median

£230,000 is 56% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)5
New build0.0%
Avg flat£230,000
Price per m²£4,609/m²
Price per ft²£428/ft²
Avg floor area40.4 m²

EPC breakdown

C
2%
D
9%
E
2%
F
2%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 13%Detached 13%Flat 75%

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
£6,900

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

5.5×

Price-to-income

£1,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£101,000
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 fuelelectricity (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

1999–2025 · CAGR

+-0.6%

Total change

-15%

Market Activity

Price Velocity & Acceleration

Current Velocity

-67.1%

per year

Acceleration

-1195.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Semi-detached12.5%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£270k£270k+0%1
Post-dot-com plateau2002–2002£57k£57k+0%1
Help-to-Buy recovery2013–2013£700k£700k+0%1
Current market2025–2025£230k£230k+0%5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

31

Walkability score

51

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park309m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Wazir
783m

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: 10.8 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows 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

THE DRIVE SURGERY

68 THE DRIVE, CRANBROOK, IG1 3HZ

3 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

13

Care homes (1km)

Nearest hospitalSpire London East · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (643 m)

Nearest supermarketCranbrook Supermarket · 535 m
5 tennis courts3 sports halls

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)

574m

Post office

Nearby shops

Ilford Food & Wine405 m
Belgrave Supermarket485 m
Belgrave News493 m
Saif Halal Butchers511 m

Nearby cafes

Valentine Cafe473 m
Saf Cafe565 m
Valentines Park Cafe566 m
Titanic Cafe582 m

Nearby restaurants

Al Khayma380 m
Shola Chicken416 m
Shinwari452 m
Big Mama's501 m

Nearby pubs

The Great Spoon of Ilford643 m
Jono's888 m
O'Neill's Ilford996 m

Nearby gyms

Ilford Club436 m
Cranbrook Castle Lawn Tennis & Social Club575 m
Fernford Clubs760 m

Nearby pharmacies

Rohpharm Pharmacy602 m

Nearby health

Redbrige Eye Screening Centre496 m
Food hygiene (5-star)60% of 78

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AA GROWTH LTD
ASHEEQ LTD
AZA MANAGEMENT LIMITED
AZA RETAILERS LIMITED

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,410m
Crossrail 2 route8,820m

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-55.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
16
Local approval rate
46%
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)
20
Largest scheme
12 homes · Land adjacent to 5, Land adjacent to 5, Coventry Road, Ilford, IG1 4QR
Pipeline pressure
NONE

Named schemes (500m)

259-261, 259-261, Cranbrook Road, IG1 4TG12 homes
completed
297-299, 297-299, CRANBROOK ROAD, IG1 4VA10 homes
completed
257, 257, Cranbrook Road, Ilford, IG1 4TG7 homes
completed
Development At 6, Arlington Gardens, Cranbrook, IG1 3HH5 homes
completed
80-88, 80-88, Belgrave Road, E11 3QP4 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 (£230,000)

£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 3HU

Full postcodeIG1 3HU
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.566365
Longitude0.062967
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