Valentines · Redbridge · Ilford South constituency · 51.56601, 0.07786

IG1 4RB— Valentines, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 27/100Yield 4.60%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
78
Schools
90
Transport
27
Environment
78
Investment
57

The bottom line

IG1 4RB 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 4RB

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 4RB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG1 4RB 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 · 9 min walk

P8: +0.75A8: 61.4

100% of local schools rated Good or Outstanding · based on 13 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 953m

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area96.5 m²

EPC breakdown

C
2%
D
8%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 75%Flat 17%Other 8%

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£241,250
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, 100 mm loft insulation
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

+5.8%

Total change

+287%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.4%

per year

Acceleration

-11.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Terraced88.9%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£62k£112k+80.6%1
Post-dot-com plateau2002–2004£250k£152k-39.2%1
GFC & correction2008–2008£327k£327k+0%1
Help-to-Buy recovery2014–2015£500k£378k-24.5%1
Pandemic surge2021–2021£240k£240k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11.5 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
Seven Kings Rail StationGreater Anglia · Elizabeth line
17 min walk
Newbury Park Underground StationCentral
17 min walk
Gants Hill Underground StationCentral
18 min walk
No bus stops within 400m

28

Walkability score

26

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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1251
Nearest car park400m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Ilford High Road (Lynton House)51 spaces· yes
611m
🅿️
Exchange Ilford1200 spaces· yes
703m

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 AONB71% green spaceTree canopy: 31%
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 yield857.7 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

15

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Oko Lounge (387 m)

Nearest supermarketLidl · 606 m
7 tennis courts

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)

419m

Post office

Nearby shops

GB Supermarket366 m
Late Night Food & Wine386 m
Ley Street Food & Wine387 m
Al-Madina Halal Meat393 m

Nearby cafes

Ley Street Cafe385 m
Valentines Park Cafe573 m
Starbucks700 m
Titanic Cafe780 m

Nearby restaurants

Dixy Chicken374 m
Crave391 m
Hot & Spicy394 m
Fireaway Pizza394 m

Nearby pubs

Oko Lounge387 m
General Havelock696 m
The Great Spoon of Ilford757 m
Jono's899 m

Nearby gyms

Ilford Club767 m
Nuffield Health Fitness & Wellbeing1.0 km

Nearby pharmacies

Boots779 m
Rohpharm Pharmacy821 m
Britannia Pharmacy1.1 km

Nearby health

Redbrige Eye Screening Centre798 m
Food hygiene (5-star)32% of 96

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ARCHIBALD PROPERTY MAINTENANCE LTD
ARK INNOVATIONS CONSULTING ENGINEERS LTD
GANI PROPERTIES UK LTD
MI RETAIL VISTA LTD
ROCKSHOOT STUDIOS LTD

+1 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 score18/100
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

33.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,874m
Crossrail 2 route9,826m

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)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
14
Local approval rate
60%
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)
65
Largest scheme
154 homes · 246-250, 246-250, High Road, Ilford, IG1 1QF
Pipeline pressure
LOW

Named schemes (500m)

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
78, 78, Brisbane Road, Ilford, IG1 4SL3 homes
completed
261, 261, Balfour Road, Ilford, IG1 4HY3 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 4RB

Full postcodeIG1 4RB
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.566013
Longitude0.077857
Parliamentary constituencyIlford South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
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Office
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