Valentines · Redbridge · Ilford South constituency · 51.56260, 0.07369

IG1 4HR— Valentines, Redbridge

Location and area intelligence for IG1 4HR, Valentines, Redbridge

The family fortress

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 55/100Yield 4.60%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
55
Environment
78
Investment
73

The bottom line

IG1 4HR 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: 50 min to canary wharf — above average for this zone.

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Location

IG1 4HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for IG1 4HR

🛡️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 4HR 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 · 4 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 4 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.1 incidents per 1,000 residents

Better than 83% of London
↑ Rising 200.0%

from a low base — still below London average

-62% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences24%
Other21%
Vehicle crime14%
Drug offences2%
Theft2%
Robbery2%
Burglary2%

Stop & search

2.3

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 · 1.1km

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area69.9 m²

EPC breakdown

C
8%
D
35%
E
8%

Based on 51 properties · Confidence: high

Street mix

Semi 24%Terraced 9%Detached 3%Flat 63%Other 2%

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£174,750
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 CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

-33.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 53 sales

Property Type Mix

Total: 53 sales

Detached3.8%
Semi-detached26.4%
Terraced9.4%
Flat/maisonette60.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£78k+2.8%2.6
Post-dot-com plateau2001–2004£77k£176k+127.9%3.2
Pre-crash peak2005–2007£102k£170k+66.7%2.5
GFC & correction2009–2010£140k£160k+14.3%2
Help-to-Buy recovery2014–2016£220k£266k+20.9%3
Brexit uncertainty2017–2019£330k£306k-7.3%1.5
Pandemic surge2020–2021£301k£360k+19.6%2.5
Rate-rise correction2022–2023£479k£478k-0.3%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Weakest performer

Semi-detached

-6.7% alpha

Flat/maisonette+1.9% α
Local
8.1%
District
6.2%
Semi-detached-6.7% α
Local
3.1%
District
9.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford Rail StationGreater Anglia 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
Seven Kings Rail StationGreater Anglia · Elizabeth line
20 min walk
Gants Hill Underground StationCentral
20 min walk
Newbury Park Underground StationCentral
23 min walk
No bus stops within 400m

49

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria67 min ↑
Waterloo62 min ↑
Canary Wharf ★50 min
City55 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

29

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1965
Nearest car park234m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Exchange Ilford1200 spaces· yes
234m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
396m
🅿️
Wazir
418m
🅿️
Mildmay Road66 spaces· yes
626m
🅿️
Clements Road640 spaces· yes
627m
🅿️
Sainsburys· no
766m

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: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 10%
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 yield857.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST CLEMENT'S SURGERY

38 BATHURST ROAD, IG1 4LA

2 min walk

64%

Recommend GP

64%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

7

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

45

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (329 m)

Nearest supermarketStar Fruit & Veg · 498 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

288m

Post office

Nearby shops

Bella197 m
Asiq211 m
WHSmith253 m
Quality Halal Meat312 m

Nearby cafes

Starbucks355 m
56 Cafe Bar362 m
Titanic Cafe375 m
Perky Blenders399 m

Nearby restaurants

Taste of Lankian222 m
Burger Boyz308 m
German Doner Kebab330 m
Pizza Hut Delivery334 m

Nearby pubs

The Great Spoon of Ilford329 m
General Havelock368 m
Jono's422 m
O'Neill's Ilford460 m

Nearby gyms

Nuffield Health Fitness & Wellbeing582 m
The Gym665 m
Ilford Club810 m

Nearby pharmacies

Boots366 m
Rohpharm Pharmacy403 m
P & S Chemists840 m

Nearby health

Redbrige Eye Screening Centre432 m
Dental Solutions1.0 km
Loxford Children's Centre1.1 km
Food hygiene (5-star)50% of 239

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ACRE 1181 LIMITED
BALFOUR PROPERTIES LTD
DEEP HORIZON LTD
FREE4M LIGHTING LIMITED
INTERNATIONAL CONSTRUCTION LTD

+5 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 score23/100
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

43.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,401m
Crossrail 2 route9,652m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,094 nationally

1,740

Est. population

17,911/km²

57%

Employed

39%

Degree educated

£42,700

Median income

9.3%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

32%
21%
25%
14%
Under 1832%
18–3421%
35–4925%
50–6414%
65+9%

Tenure

29%
19%
44%
Own outright29%
Own (mortgage)19%
Private rent44%
Social rent7%
Shared ownership0%
Rent free1%

Ethnicity

73%
White British6%
White Other7%
Asian73%
Black6%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household35%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent44%
Social rent7%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
16
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)
114
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

2-20, 2-20, HAINAULT STREET, IG1 1NN67 homes
completed
ENSIGN HOUSE, 98-102, ENSIGN HOUSE, 98-102, LEY STREET, IG1 4BX24 homes
completed
SYLVAN ROAD, IG122 homes
completed
Development At 23, 23, Balfour Road20 homes
completed
172-174, 172-174, High Road, 91 Clements Road, Ilford, IG119 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
6,894
Constituency
Ilford South

Councillors

Khayer Muhammed Rahman ChowdhuryLabour
Alex Charlton-HolmesLabour
Kumud Datta JoshiLabour

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Key facts for IG1 4HR

Full postcodeIG1 4HR
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.562597
Longitude0.073690
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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