Valentines · Redbridge · Ilford South constituency · 51.56797, 0.06481

IG1 4UE— Valentines, Redbridge

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 41/100Yield 4.60%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
70
Schools
100
Transport
41
Environment
85
Investment
72

The bottom line

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

Less suited to Car-free commuters.

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Location

IG1 4UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for IG1 4UE

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG1 4UE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranbrook Primary School

Not yet inspected · 8 min walk

KS2: 107.2

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 9 min walk

P8: +0.93A8: 59.3

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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.5 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 237.7%

+53% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour14%
Vehicle crime10%
Theft9%
Drug offences7%
Burglary5%
Robbery4%

Stop & search

6.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 10%Terraced 20%Flat 70%

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£220,750
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 BAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2016 · CAGR

+8.5%

Total change

+298%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+41.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Terraced22.2%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£82k£82k+0%1
Pre-crash peak2006–2007£167k£365k+118.6%1
GFC & correction2008–2008£390k£390k+0%1
Help-to-Buy recovery2015–2016£285k£326k+14.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
14.2%
District
17.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Gants Hill StationCentral line
11.3 min walk
Ilford

Nearby stations

Gants Hill Underground StationCentral
12 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
13 min walk
IlfordNational Rail
13 min walk
Redbridge Underground StationCentral
20 min walk
Newbury Park Underground StationCentral
24 min walk
No bus stops within 400m

35

Walkability score

90

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park205m
Santander docks (800m)0
Nearest cycle dock5.1 km

Connectivity

Broadband and mobile coverage

50%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed260 Mbps
Median download30 Mbps
Superfast coverage50%
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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 70%
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

THE DRIVE SURGERY

68 THE DRIVE, CRANBROOK, IG1 3HZ

4 min walk

62%

Recommend GP

62%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

14

Care homes (1km)

Nearest hospitalSpire London East · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Great Spoon of Ilford (726 m)

Nearest supermarketCranbrook Supermarket · 634 m
5 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

542m

Post office

Nearby shops

Ilford Food & Wine484 m
Devrim Corner Supermarket516 m
Islamabad523 m
Costcutter551 m

Nearby cafes

Valentines Park Cafe395 m
Gardener's Cottage Cafe541 m
Valentine Cafe568 m
Saf Cafe667 m

Nearby restaurants

Al Khayma477 m
Shola Chicken494 m
Luigi's512 m
Zing538 m

Nearby pubs

The Great Spoon of Ilford726 m
Jono's991 m
O'Neill's Ilford1.1 km

Nearby gyms

Ilford Club230 m
Cranbrook Castle Lawn Tennis & Social Club503 m
Fernford Clubs667 m

Nearby pharmacies

Rohpharm Pharmacy706 m
Munro1.0 km

Nearby health

Redbrige Eye Screening Centre592 m
Food hygiene (5-star)65% of 71

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

SHIPBOLD LIMITED

Investment

Investment grade, yield and market outlook

72

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 score14/100
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

20.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,628m
Crossrail 2 route8,896m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,070 nationally

1,835

Est. population

14,282/km²

54%

Employed

43%

Degree educated

£41,900

Median income

10.7%

Claimant rate

Inner cityHigh densityRenters

25

Community stability

Age profile

28%
23%
25%
14%
Under 1828%
18–3423%
35–4925%
50–6414%
65+10%

Tenure

18%
14%
61%
Own outright19%
Own (mortgage)14%
Private rent62%
Social rent6%
Rent free0%

Ethnicity

63%
White British10%
White Other11%
Asian63%
Black8%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household46%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent62%
Social rent6%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
Local approval rate
46%
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)
17
Largest scheme
49 homes · SITE AT FORMER MULTI-STOREY CAR PARK, SITE AT FORMER MULTI-STOREY CAR PARK, MORLAND ROAD, IG1 4JU
Pipeline pressure
NONE

Named schemes (500m)

259-261, 259-261, Cranbrook Road, IG1 4TG12 homes
completed
297-299, 297-299, CRANBROOK ROAD, IG1 4VA10 homes
completed
257, 257, Cranbrook Road, Ilford, IG1 4TG7 homes
completed
Development At 6, Arlington Gardens, Cranbrook, IG1 3HH5 homes
completed
15, 15, Courtland Avenue, Ilford, IG1 3DN4 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 4UE

Full postcodeIG1 4UE
Postcode districtIG1
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.567969
Longitude0.064815
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