Valentines · Redbridge · Ilford South constituency · 51.56095, 0.05953

IG1 3TJ— Valentines, Redbridge

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

 

Schools 100%Safety 74/100Transport 25/100Yield 4.60%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
52
Safety
74
Schools
100
Transport
25
Environment
63
Investment
61

The bottom line

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

The catches: high noise levels nearby and 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 3TJ

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 3TJ

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

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Postcode Personality

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How IG1 3TJ 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 · 9 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 · 10 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.1km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area102.9 m²

EPC breakdown

B
1%
C
3%
D
7%
E
3%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 88%Flat 13%

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£257,250
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

1997–2021 · CAGR

+8.9%

Total change

+668%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

-55.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 16 sales

Property Type Mix

Total: 16 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£69k£75k+8.7%1.3
Post-dot-com plateau2002–2003£115k£179k+55.2%1.5
Pre-crash peak2005–2007£242k£220k-9.1%1
GFC & correction2008–2011£165k£245k+48.5%1
Help-to-Buy recovery2016–2016£465k£465k+0%1
Brexit uncertainty2019–2019£643k£643k+0%1
Pandemic surge2021–2021£530k£530k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-7.7% alpha

Terraced-7.7% α
Local
12%
District
19.7%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ilford StationElizabeth line line
8 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

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

14

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge70 min ↑
Victoria77 min ↑
Waterloo73 min ↑
Canary Wharf ★61 min
City66 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)8
Nearest car park497m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Wazir
649m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 43%
Less green space than 92% 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

6 min walk

84%

Recommend GP

84%

Overall GP experience

9

GPs within 1km

0

Dentists within 1km

12

Care homes (1km)

Nearest hospitalSpire London East · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (670 m)

Nearest supermarketCranbrook Supermarket · 591 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)

561m

Post office

Nearby shops

Belgrave Supermarket557 m
Belgrave News566 m
Saif Halal Butchers588 m
Magazin Traditional Romanesc593 m

Nearby cafes

Saf Cafe593 m
Valentine Cafe596 m
Titanic Cafe627 m
Kitchenette686 m

Nearby restaurants

Big Mama's576 m
Bunz & Broth581 m
Al Khayma588 m
Sultan592 m

Nearby pubs

The Great Spoon of Ilford670 m
Jono's732 m
The Papermakers Arms767 m

Nearby gyms

The Gym732 m
Cranbrook Castle Lawn Tennis & Social Club1.1 km

Nearby pharmacies

Rohpharm Pharmacy596 m
Medipharmacy644 m
Muhammad's Pharmacy1.0 km

Nearby health

Redbrige Eye Screening Centre593 m
Sangam Surgery792 m
Food hygiene (5-star)44% of 41

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

SIR AULAKH GROUP LTD

Investment

Investment grade, yield and market outlook

61

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score13/100
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

21

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,767m
Crossrail 2 route8,780m

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
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
14
Local approval rate
63%
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)
256
Largest scheme
243 homes · Development At Car Park North Of Roding Court, Mill Road, IG1 2FH
Pipeline pressure
NONE

Named schemes (500m)

47, 47, Empress Avenue, Ilford, IG1 3DE4 homes
completed
61, 61, Northbrook Road, IG14 homes
completed
80-88, 80-88, Belgrave Road, E11 3QP4 homes
completed
51, 51, Endsleigh Gardens, Ilford, IG1 3EQ4 homes
completed
41, 41, Northbrook Road, Ilford, IG1 3BP4 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 3TJ

Full postcodeIG1 3TJ
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.560949
Longitude0.059534
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