Valentines · Redbridge · Ilford South constituency · 51.56702, 0.07600

IG1 4RA— Valentines, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 27/100Yield 4.60%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
76
Schools
90
Transport
27
Environment
80
Investment
55

The bottom line

IG1 4RA 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 4RA

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-11.0% vs London avg

Deep-dive guides for IG1 4RA

🛡️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 4RA 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 · 8 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.1 incidents per 1,000 residents

Better than 56% of London
↑ Rising 533.3%

-9% vs borough

Crime by type

Anti-social behaviour39%
Other20%
Violence & sexual offences19%
Vehicle crime14%
Robbery4%
Drug offences2%
Theft1%
Burglary1%

Stop & search

3.7

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 11% below London average

Property

Prices, sales volume and market trends

Avg floor area123.8 m²

EPC breakdown

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

Based on 12 properties · Confidence: medium

Street mix

Terraced 100%

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£309,500
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

1995–2023 · CAGR

+5%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.9%

per year

Acceleration

-214.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£84k£95k+13.1%1
Post-dot-com plateau2004–2004£245k£245k+0%2
Pre-crash peak2005–2007£257k£318k+23.3%1.7
GFC & correction2010–2012£183k£315k+72.1%2.5
Help-to-Buy recovery2013–2015£342k£201k-41.2%1.3
Pandemic surge2021–2021£551k£551k+0%1
Rate-rise correction2023–2023£331k£331k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.6% alpha

Terraced-4.6% α
Local
-2.3%
District
2.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ilford Rail StationGreater Anglia line
11.8 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
16 min walk
Newbury Park Underground StationCentral
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
19 min walk
No bus stops within 400m

24

Walkability score

46

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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1251
Nearest car park248m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
740m
🅿️
Exchange Ilford1200 spaces· yes
751m

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: 11.7 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.9 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oko Lounge (548 m)

Nearest supermarketLidl · 742 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)

801m

Post office

Nearby shops

GB Supermarket513 m
Quality Halal Meat529 m
Late Night Food & Wine556 m
Ley Street Food & Wine557 m

Nearby cafes

Valentines Park Cafe410 m
Ley Street Cafe555 m
Valentine Cafe737 m
Titanic Cafe747 m

Nearby restaurants

Dixy Chicken518 m
Burger Boyz531 m
Crave557 m
Fireaway Pizza562 m

Nearby pubs

Oko Lounge548 m
The Great Spoon of Ilford738 m
General Havelock803 m
Jono's924 m

Nearby gyms

Ilford Club605 m
Nuffield Health Fitness & Wellbeing1.1 km

Nearby pharmacies

Rohpharm Pharmacy793 m
Boots860 m

Nearby health

Redbrige Eye Screening Centre746 m
Food hygiene (5-star)54% of 41

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LOGISPARK LTD
PRIMETODAY LIMITED
RAMBAS CONSULTANT LTD
THE BARDOLI MUSLIM WELFARE SOCIETY UK
ZWHEELS LIMITED

Investment

Investment grade, yield and market outlook

55

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 score17/100
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

33.4

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,908m
Crossrail 2 route9,673m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,489 nationally

1,636

Est. population

24,678/km²

59%

Employed

47%

Degree educated

£42,700

Median income

4.8%

Claimant rate

SuburbanVery high densityOwner occupiers / families

49

Community stability

Age profile

30%
19%
22%
17%
Under 1830%
18–3419%
35–4922%
50–6417%
65+12%

Tenure

34%
35%
28%
Own outright34%
Own (mortgage)35%
Private rent28%
Social rent3%
Shared ownership1%

Ethnicity

14%
60%
White British14%
White Other10%
Asian60%
Black7%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine14%
No car household16%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent28%
Social rent3%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
9
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
1
Under construction
1
Completed (3yr)
29
Largest scheme
67 homes · 2-20, 2-20, HAINAULT STREET, IG1 1NN
Pipeline pressure
LOW

Named schemes (500m)

31, 31, Quebec Road, Ilford, IG1 4TT7 homes
completed
26, 26, Brisbane Road, Ilford, IG1 4SR5 homes
completed
102, 102, Coventry Road, Ilford, Essex, IG15 homes
completed
22, 22, Melbourne Road, Ilford, IG1 4LF4 homes
completed
58, 58, Valentines Road, Ilford, IG1 4SA4 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 4RA

Full postcodeIG1 4RA
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.567017
Longitude0.075998
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
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