Valentines · Redbridge · Ilford South constituency · 51.56358, 0.06804

IG1 4RT— Valentines, Redbridge

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 64/100Transport 63/100Yield 4.60%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
64
Schools
90
Transport
63
Environment
77
Investment
73

The bottom line

IG1 4RT offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — a strong choice for Investors.

Less suited to Families.

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Location

IG1 4RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.7% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for IG1 4RT

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

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How IG1 4RT 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 · 8 min walk

KS2: 110.2

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 2 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

130.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 380.0%

+106% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour20%
Drug offences8%
Vehicle crime8%
Burglary5%
Theft4%
Robbery3%

Stop & search

9.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.5km

Crime is +101% above London average

Property

Prices, sales volume and market trends

Avg floor area83.6 m²

EPC breakdown

B
1%
C
22%
D
11%
E
2%
F
1%
G
2%

Based on 39 properties · Confidence: high

Street mix

Flat 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£209,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
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

1996–2024 · CAGR

+5.8%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

+78.0%

per year

Acceleration

+119.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 45 sales

Property Type Mix

Total: 45 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£97k+37.9%2
Post-dot-com plateau2001–2004£130k£167k+28.5%1.5
Pre-crash peak2005–2007£134k£140k+4.9%2
GFC & correction2008–2012£158k£119k-24.7%1.5
Help-to-Buy recovery2013–2016£140k£272k+94.3%2.2
Brexit uncertainty2017–2019£261k£273k+4.6%2
Pandemic surge2020–2020£225k£225k+0%1
Rate-rise correction2022–2023£327k£191k-41.5%1
Current market2024–2024£340k£340k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
6.8%
District
6.3%

CAGR over 22yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford StationElizabeth line line
6.1 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
Gants Hill Underground StationCentral
18 min walk
Manor Park Rail StationElizabeth line
24 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
25 min walk
No bus stops within 400m

63

Walkability score

182

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria59 min ↑
Waterloo55 min ↑
Canary Wharf ★43 min
City47 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

23

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)1899
Nearest car park187m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Wazir
363m
🅿️
Exchange Ilford1200 spaces· yes
462m
🅿️
Clements Road640 spaces· yes
789m
🅿️
Ilford High Road (Lynton House)51 spaces· yes
791m

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: 11.0 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.3 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

GRANVILLE MEDICAL CENTRE

4 GRANVILLE ROAD, IG1 4JY

3 min walk

70%

Recommend GP

70%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

10

Care homes (1km)

Nearest hospitalSpire London East · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

31

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketCranbrook Supermarket · 117 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

132m

Post office

Nearby shops

Ilford Food & Wine65 m
Magazin Traditional Romanesc154 m
Judiya Enterprises273 m
Romanian Food Shop318 m

Nearby cafes

Valentine Cafe67 m
Titanic Cafe141 m
Saf Cafe146 m
56 Cafe Bar383 m

Nearby restaurants

Shola Chicken55 m
Shinwari59 m
Al Khayma101 m
Sultan138 m

Nearby pubs

The Great Spoon of Ilford189 m
Jono's456 m
O'Neill's Ilford559 m
Champ's687 m

Nearby gyms

Ilford Club590 m
The Gym768 m
Nuffield Health Fitness & Wellbeing784 m

Nearby pharmacies

Rohpharm Pharmacy182 m
Boots587 m
P & S Chemists985 m

Nearby health

Redbrige Eye Screening Centre83 m
Food hygiene (5-star)54% of 181

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

786HYE LIMITED
SR IT MANAGEMENT CONSULTANTS LIMITED

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

39.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,307m
Crossrail 2 route9,245m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,707 nationally

2,018

Est. population

17,370/km²

57%

Employed

42%

Degree educated

£42,700

Median income

7.7%

Claimant rate

Urban coreVery high densityRenters

32

Community stability

Age profile

26%
23%
24%
18%
Under 1826%
18–3423%
35–4924%
50–6418%
65+9%

Tenure

20%
18%
49%
13%
Own outright20%
Own (mortgage)18%
Private rent49%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

56%
15%
White British10%
White Other12%
Asian56%
Black15%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine17%
No car household39%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent49%
Social rent13%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
17
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)
309
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

SITE AT FORMER MULTI-STOREY CAR PARK, SITE AT FORMER MULTI-STOREY CAR PARK, MORLAND ROAD, IG1 4JU49 homes
completed
Development At Orion House 104 To 106, 104 to 106, Cranbrook Road, IG1 4LZ20 homes
completed
Development At 23, 23, Balfour Road20 homes
completed
43-45, 43-45, Cranbrook Road, Ilford, IG1 4PA14 homes
completed
259-261, 259-261, Cranbrook Road, IG1 4TG12 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 4RT

Full postcodeIG1 4RT
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.563578
Longitude0.068035
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