Valentines · Redbridge · Ilford South constituency · 51.57538, 0.07118

IG2 6EH— Valentines, Redbridge

Location and area intelligence for IG2 6EH, Valentines, Redbridge

The family fortress

 

Top 13% LondonSchools 100%Safety 78/100Transport 42/100Yield 7.63%

Best for: Families, Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
78
Schools
100
Transport
42
Environment
80
Investment
77

The bottom line

IG2 6EH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG2 6EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for IG2 6EH

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

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Postcode Personality

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

“The family fortress”

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How IG2 6EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gearies Primary School

Not yet inspected · Inspected Nov 2024 · 6 min walk

KS2: 108.3

★★★

Secondary

Valentines High School

Outstanding · Inspected Oct 2021 · 4 min walk

P8: +0.93A8: 59.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.1 incidents per 1,000 residents

Better than 70% of London
↑ Rising 776.9%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences32%
Other23%
Anti-social behaviour18%
Vehicle crime11%
Theft7%
Burglary6%
Drug offences2%
Robbery2%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area135 m²

EPC breakdown

D
4%
G
1%

Based on 5 properties · Confidence: low

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£337,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.9%

Total change

+674%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.3%

per year

Acceleration

+1.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£73k£77k+5.5%2
Pre-crash peak2005–2005£243k£243k+0%2
GFC & correction2008–2008£345k£345k+0%1
Help-to-Buy recovery2015–2015£492k£492k+0%1
Brexit uncertainty2017–2017£540k£540k+0%1
Pandemic surge2021–2021£547k£547k+0%1
Rate-rise correction2022–2022£565k£565k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
13.6%
District
14.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Gants Hill Underground StationCentral
5 min walk
Newbury Park Underground StationCentral
16 min walk
Barkingside Underground StationCentral
21 min walk
Redbridge Underground StationCentral
22 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
23 min walk
No bus stops within 400m

44

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria61 min ↑
Waterloo58 min ↑
Canary Wharf48 min ↑
City ★46 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park250m
Santander docks (800m)0
Nearest cycle dock5.7 km

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: 11.8 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.0 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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KENWOOD MEDICAL

KENWOOD GARDENS, IG2 6YG

8 min walk

88%

Recommend GP

88%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketWhere 2 Save · 320 m
4 tennis courts1 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)

0

Cinemas (2km)

516m

Post office

Nearby shops

Tesco Express263 m
Euro Zone318 m
Adele371 m
Sainsbury's Local374 m

Nearby cafes

Tea Break286 m
chaiiwala323 m
Gold's Coffee331 m
Cupp Bubble Tea341 m

Nearby restaurants

Moldova262 m
Bahubali267 m
Mr Singh's271 m
Pizza GoGo289 m

Nearby pubs

King George V332 m

Nearby gyms

Ilford Club761 m

Nearby pharmacies

Munro356 m

Nearby health

The Scan Clinic305 m
Food hygiene (5-star)50% of 118

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AZI STAR LTD
CONSULVATIC LIMITED
DERWENTEX MANUFACTURING LIMITED
OPENTEC LTD

Investment

Investment grade, yield and market outlook

77

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
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

52.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,564m
Crossrail 2 route9,160m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,020 nationally

2,772

Est. population

13,989/km²

58%

Employed

48%

Degree educated

£43,100

Median income

3.8%

Claimant rate

Inner cityHigh densityOwner occupiers / families

48

Community stability

Age profile

26%
23%
24%
16%
Under 1826%
18–3423%
35–4924%
50–6416%
65+11%

Tenure

28%
36%
28%
Own outright28%
Own (mortgage)36%
Private rent28%
Social rent7%
Shared ownership1%

Ethnicity

66%
White British12%
White Other8%
Asian66%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household26%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent7%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
15
Local approval rate
53%
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)
14
Largest scheme
214 homes · Former Odeon Cinema Site, 454 - 468, Former Odeon Cinema Site, 454 - 468, Eastern Avenue, Perth Road, Gants Hill, IG2 6DD
Pipeline pressure
NONE

Named schemes (500m)

Former Odeon Cinema Site, 454 - 468, Former Odeon Cinema Site, 454 - 468, Eastern Avenue, Perth Road, Gants Hill, IG2 6DD214 homes
completed
City Gate House, 399-425, City Gate House, 399-425, Eastern Avenue, Gants Hill, IG2125 homes
completed
Former Multi-Storey Car Park, Former Multi-Storey Car Park, Bramley Crescent, Gants Hill, IG2 6DA122 homes
completed
Car Park plus 5 and 7, Car Park plus 5 and 7, Parham Drive, Gants Hill, IG256 homes
completed
395, 395, Eastern Avenue, Ilford, IG2 6LR25 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 IG2 6EH

Full postcodeIG2 6EH
Postcode districtIG2
BoroughLondon Borough of Redbridge
WardValentines
Latitude51.575384
Longitude0.071183
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
Met
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