Valentines · Redbridge · Ilford South constituency · 51.56474, 0.07523

IG1 4LF— Valentines, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 42/100Yield 4.60%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
78
Schools
90
Transport
42
Environment
78
Investment
57

The bottom line

IG1 4LF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG1 4LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for IG1 4LF

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 4LF 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 · 2 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 6 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.0 incidents per 1,000 residents

Better than 67% of London
↑ Rising 311.1%

from a low base — still below London average

-29% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Vehicle crime15%
Anti-social behaviour14%
Drug offences8%
Burglary5%
Theft4%
Robbery0%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area89.1 m²

EPC breakdown

C
13%
D
18%
E
8%
F
1%
G
2%

Based on 42 properties · Confidence: high

Street mix

Semi 5%Terraced 61%Flat 33%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£222,750
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.6%

Total change

+818%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.6%

per year

Acceleration

+42.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached4.8%
Terraced61.9%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£94k£216k+129.8%3
Post-dot-com plateau2001–2004£223k£475k+113%1.3
Pre-crash peak2006–2007£644k£305k-52.6%1.5
GFC & correction2009–2012£400k£124k-69%3.5
Help-to-Buy recovery2014–2014£178k£178k+0%6
Brexit uncertainty2017–2019£370k£208k-43.8%2.3
Pandemic surge2021–2021£900k£900k+0%3
Rate-rise correction2022–2023£710k£863k+21.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.9% alpha

Weakest performer

Terraced

+1.3% alpha

Flat/maisonette+3.9% α
Local
7.7%
District
3.8%
Terraced+1.3% α
Local
8.7%
District
7.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Ilford Rail StationGreater Anglia line
8.8 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
Gants Hill Underground StationCentral
18 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
19 min walk
Newbury Park Underground StationCentral
20 min walk
No bus stops within 400m

38

Walkability score

75

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

22

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1259
Nearest car park339m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Exchange Ilford1200 spaces· yes
495m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
515m
🅿️
Wazir
659m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows 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 yield857.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BALFOUR ROAD SURGERY

92 BALFOUR ROAD, IG1 4JE

2 min walk

73%

Recommend GP

73%

Overall GP experience

9

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

21

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (526 m)

Nearest supermarketLidl · 526 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)

548m

Post office

Nearby shops

Quality Halal Meat326 m
GB Supermarket337 m
Asiq358 m
Bella380 m

Nearby cafes

Ley Street Cafe498 m
Valentines Park Cafe519 m
Titanic Cafe551 m
Starbucks553 m

Nearby restaurants

Burger Boyz325 m
Dixy Chicken335 m
Taste of Lankian449 m
Hot & Spicy522 m

Nearby pubs

The Great Spoon of Ilford526 m
Oko Lounge550 m
General Havelock556 m
Jono's678 m

Nearby gyms

Ilford Club691 m
Nuffield Health Fitness & Wellbeing829 m
The Gym925 m

Nearby pharmacies

Rohpharm Pharmacy591 m
Boots603 m
P & S Chemists1.1 km

Nearby health

Redbrige Eye Screening Centre574 m
Food hygiene (5-star)43% of 152

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ADAM DESIGN WORK LTD
BAPUJI PROPERTY UK LTD
BLUE HABOUR DEVELOPMENTS LTD
BROTHERS (LONDON) LIMITED
FBF MEDICAL INSTRUMENTS LIMITED

+6 more

Investment

Investment grade, yield and market outlook

57

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

42.9

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,661m
Crossrail 2 route9,687m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,799 nationally

1,645

Est. population

15,239/km²

58%

Employed

45%

Degree educated

£42,700

Median income

6.1%

Claimant rate

SuburbanVery high densityOwner occupiers / families

45

Community stability

Age profile

28%
22%
24%
14%
Under 1828%
18–3422%
35–4924%
50–6414%
65+12%

Tenure

35%
27%
33%
Own outright35%
Own (mortgage)27%
Private rent33%
Social rent5%
Shared ownership0%

Ethnicity

69%
White British10%
White Other9%
Asian69%
Black6%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household27%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent33%
Social rent5%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
15
Local approval rate
70%
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
1
Under construction
1
Completed (3yr)
106
Largest scheme
154 homes · 246-250, 246-250, High Road, Ilford, IG1 1QF
Pipeline pressure
LOW

Named schemes (500m)

ENSIGN HOUSE, 98-102, ENSIGN HOUSE, 98-102, LEY STREET, IG1 4BX24 homes
completed
SYLVAN ROAD, IG122 homes
completed
51-53, 51-53, Ley Street, Ilford, IG112 homes
completed
Development At Garage Block Between 77 And 89, Ley Street9 homes
completed
Redbridge Foyer, Redbridge Foyer, Sylvan Road, Ilford, IG1 4EQ8 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 4LF

Full postcodeIG1 4LF
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.564737
Longitude0.075230
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