Seven Kings · Redbridge · Ilford South constituency · 51.56796, 0.09652

IG3 8LN— Seven Kings, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 53/100Yield 4.42%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
74
Schools
60
Transport
53
Environment
59
Investment
48

The bottom line

IG3 8LN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £380,000 median — a strong choice for Families.

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Location

IG3 8LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income-1.0% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for IG3 8LN

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

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Postcode Personality

🎓 School Smart📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG3 8LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Downshall Primary School

Not yet inspected · 4 min walk

KS2: 107.7

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 5 min walk

P8: +0.53A8: 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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.2 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 850.0%

+9% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Anti-social behaviour18%
Vehicle crime11%
Drug offences6%
Burglary4%
Robbery3%
Theft2%

Stop & search

0.5

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 · 790m

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

-80.4%

This year

Flat

Dominant type

Price history

5-year change
+81.0%
Sales (24 months)5
New build0.0%
Avg terraced£740,500
Avg flat£140,000
Price per m²£5,547/m²
Price per ft²£515/ft²
Avg floor area69.9 m²

EPC breakdown

C
43%
D
26%
E
9%

Based on 78 properties · Confidence: high

Street mix

Semi 6%Terraced 27%Flat 67%

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

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.1×

Price-to-income

£1,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+1.1%

Total change

+42%

Market Activity

Price Velocity & Acceleration

Current Velocity

-80.4%

per year

Acceleration

-262.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached7.3%
Terraced32.7%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£53k-41.1%1.8
Post-dot-com plateau2001–2004£61k£165k+170.5%4.5
Pre-crash peak2005–2007£145k£270k+85.9%2.7
GFC & correction2011–2011£219k£219k+0%2
Help-to-Buy recovery2013–2016£128k£206k+60.9%1.3
Brexit uncertainty2017–2018£650k£300k-53.8%1
Pandemic surge2020–2021£426k£210k-50.7%1.5
Rate-rise correction2023–2023£750k£750k+0%1
Current market2024–2026£230k£128k-44.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.3% alpha

Weakest performer

Flat/maisonette

-2.6% alpha

Terraced+3.3% α
Local
7.4%
District
4.1%
Flat/maisonette-2.6% α
Local
3%
District
5.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing12
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Kings Rail StationGreater Anglia line
5.3 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
6 min walk
Seven KingsNational Rail
6 min walk
Newbury Park Underground StationCentral
12 min walk
Goodmayes Rail StationElizabeth line
13 min walk
Barkingside Underground StationCentral
26 min walk
No bus stops within 400m

22

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City43 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.2 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: 13.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 6.7 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

THE DOCTORS HOUSE

40 CAMERON ROAD, SEVEN KINGS, IG3 8LF

4 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

10

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketAldi · 638 m
3 tennis courts1 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)

0

Cinemas (2km)

419m

Post office

Nearby shops

Best Moon Shop398 m
Best Moon Express401 m
Town Shop402 m
Best-one409 m

Nearby cafes

Elixir787 m

Nearby restaurants

RS Chicken & Pizza394 m
Milkshake Bar396 m
Brothers Fish Bar399 m
Top Wok405 m

Nearby pharmacies

Britannia Pharmacy463 m
Pharmaram488 m
Food hygiene (5-star)51% of 76

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ALT INTEL LTD
FPF LTD
GLOBAL SHOPFRONT LTD
GREWAL BUILDER UK LIMITED
PANJAB STREET FOOD LTD

+9 more

Investment

Investment grade, yield and market outlook

48

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,741m
Crossrail 2 route11,037m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,604 nationally

1,922

Est. population

16,505/km²

53%

Employed

35%

Degree educated

£41,600

Median income

8.8%

Claimant rate

SuburbanVery high densityRenters

26

Community stability

Age profile

27%
24%
24%
14%
Under 1827%
18–3424%
35–4924%
50–6414%
65+11%

Tenure

18%
14%
59%
Own outright18%
Own (mortgage)14%
Private rent59%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

61%
White British10%
White Other13%
Asian61%
Black7%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household41%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent59%
Social rent8%

vs. London

Income vs London-1.0%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
24
Local approval rate
63%
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)
94
Largest scheme
58 homes · Development At 587 To 595, High Road, Seven Kings, IG3 8BZ
Pipeline pressure
NONE

Named schemes (500m)

The Shannon Centre, The Shannon Centre, Cameron Road, Seven Kings, IG3 8LA38 homes
completed
Farley House, Farley House, Farley Drive, Seven Kings, IG3 8LT9 homes
completed
637, 637, High Road, Seven Kings, IG3 8RG5 homes
completed
51, 51, Cameron Road, Ilford, IG3 8LG5 homes
completed
32, 32, Cambridge Road, Seven Kings, IG3 8LU4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG3 8LN

Full postcodeIG3 8LN
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.567965
Longitude0.096517
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