Seven Kings · Redbridge · Ilford South constituency · 51.57392, 0.11206

IG3 8FE— Seven Kings, Redbridge

Location and area intelligence for IG3 8FE, Seven Kings, Redbridge

The family fortress

 

Schools 100%Safety 75/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
58
Safety
75
Schools
90
Transport
38
Environment
79
Investment
40

The bottom line

IG3 8FE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG3 8FE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG3 8FE meets your needs.

Location

IG3 8FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.1% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for IG3 8FE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG3 8FE with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG3 8FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Farnham Green Primary School

Good · Inspected Dec 2019 · 4 min walk

KS2: 106.0

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 6 min walk

P8: +0.38A8: 51.2

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 · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.5 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+58% vs borough

Crime by type

Other41%
Violence & sexual offences27%
Anti-social behaviour11%
Vehicle crime8%
Drug offences5%
Theft5%
Burglary2%
Robbery1%

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 · 2.0km

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

IG3 district median

£446,000

Based on 116 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,357/m²
Price per ft²£498/ft²
Avg floor area54.6 m²

EPC breakdown

B
14%
C
24%

Based on 38 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£136,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2009–2026 · CAGR

+4.2%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.4%

per year

Acceleration

+65.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£142k£125k-12.1%23.5
Help-to-Buy recovery2013–2016£177k£260k+47.3%3
Brexit uncertainty2019–2019£210k£210k+0%1
Pandemic surge2021–2021£233k£233k+0%2
Rate-rise correction2023–2023£270k£270k+0%1
Current market2024–2026£203k£285k+40.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
4.2%
District
4.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Goodmayes StationElizabeth line line
10.9 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Goodmayes Rail StationElizabeth line
12 min walk
GoodmayesNational Rail
12 min walk
Chadwell Heath Rail StationElizabeth line
17 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
19 min walk
Newbury Park Underground StationCentral
19 min walk
No bus stops within 400m

19

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria69 min ↑
Waterloo65 min ↑
Canary Wharf ★53 min
City58 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)

0

EV chargers (800m)

Nearest car park335m
Santander docks (800m)0
Nearest cycle dock8.4 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: 9.0 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: 14.3 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 5.7 km

Energy

Solar: 862 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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MORRIS WARD - BCSS INPATIENT UNIT

MORRIS WARD, LOW SECURE FORENSIC, GOODMAYES HOSPITAL, 157 BARLEY LANE, IG3 8XJ

6 min walk

8

GPs within 1km

1

Dentists within 1km

8

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 391 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hawbush (896 m)

No restaurants within 800m — nearest: Nando's (758 m)

Nearest supermarketMasala Bazaar · 808 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby cafes

Costa Coffee765 m

Nearby restaurants

Nando's758 m
Harvester - The Greyhound808 m
MCH1.2 km

Nearby pubs

The Hawbush896 m

Nearby gyms

The Gym817 m

Nearby pharmacies

Eden Pharmacy Ltd1.2 km

Nearby health

Goodmayes Hospital391 m
King George Hospital707 m
Food hygiene (5-star)83% of 24

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

FILA CONSTRUCTIONS LIMITED
GLOBAL HOUSEKEEPING UK LIMITED
GOOD LIFE SK LTD
ILENTA LTD
J&J GLOBAL CONSTRUCTION LTD

+3 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,901m
Crossrail 2 route11,988m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,610 nationally

2,886

Est. population

5,516/km²

57%

Employed

43%

Degree educated

£41,100

Median income

5.5%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

30%
22%
26%
14%
Under 1830%
18–3422%
35–4926%
50–6414%
65+8%

Tenure

17%
32%
31%
20%
Own outright17%
Own (mortgage)32%
Private rent31%
Social rent20%
Shared ownership1%

Ethnicity

58%
White British12%
White Other11%
Asian58%
Black10%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine16%
No car household28%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent31%
Social rent20%

vs. London

Income vs London-2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
19
Local approval rate
56%
Borough approval rate
64%
Historic landfill (400m)
1
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)
15
Largest scheme
240 homes · LAND ADJACENT CHADWELL HEATH HOSPITAL, LAND ADJACENT CHADWELL HEATH HOSPITAL, CHADWELL HEATH LANE, RM6
Pipeline pressure
NONE

Named schemes (500m)

Glancy House & 121 - 155, Glancy House & 121 - 155, Barley Lane, Goodmayes, IG3 8XQ156 homes
completed
Development At 68, Eastwood Road, Seven Kings5 homes
completed
Development At 69, Barley Lane, Ilford5 homes
completed
58, 58, Eastwood Road, Ilford, IG3 8UU5 homes
completed
45, 45, Barley Lane, Ilford5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.3%
Ward turnout
28%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Live in IG3 8FE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG3 8FE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG3 8FE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG3 8FE

Full postcodeIG3 8FE
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.573918
Longitude0.112059
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