Seven Kings · Redbridge · Ilford South constituency · 51.56755, 0.10319

IG3 8PP— Seven Kings, Redbridge

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

The practical family move

 

Schools 100%Safety 80/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
57
Safety
80
Schools
90
Transport
53
Environment
58
Investment
47

The bottom line

IG3 8PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how IG3 8PP 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 8PP meets your needs.

Location

IG3 8PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for IG3 8PP

🛡️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 8PP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How IG3 8PP 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 · 8 min walk

KS2: 106.0

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 9 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+16% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour14%
Drug offences9%
Vehicle crime9%
Theft6%
Burglary5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.1km

Crime is +13% 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£4,258/m²
Price per ft²£396/ft²
Avg floor area68.9 m²

EPC breakdown

C
8%
D
6%

Based on 14 properties · Confidence: medium

Street mix

Terraced 63%Flat 33%Other 4%

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£172,250
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 CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5%

Total change

+295%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.5%

per year

Acceleration

-60.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 23 sales

Property Type Mix

Total: 23 sales

Terraced65.2%
Flat/maisonette34.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£74k£90k+22.4%1.8
Post-dot-com plateau2001–2003£79k£182k+131.8%2.7
Pre-crash peak2006–2007£230k£160k-30.4%1
GFC & correction2010–2011£245k£246k+0.4%1
Help-to-Buy recovery2013–2014£234k£300k+28.2%1
Pandemic surge2021–2021£400k£400k+0%1
Current market2025–2025£290k£290k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-13.1% alpha

Weakest performer

Terraced

-14.5% alpha

Flat/maisonette-13.1% α
Local
17.9%
District
31%
Terraced-14.5% α
Local
-3.7%
District
10.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Goodmayes Rail StationElizabeth line
7 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
7 min walk
Seven KingsNational Rail
7 min walk
Newbury Park Underground StationCentral
16 min walk
Chadwell Heath Rail StationElizabeth line
22 min walk
No bus stops within 400m

27

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf44 min ↓
City ★43 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park609m
Santander docks (800m)0
Nearest cycle dock7.7 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: 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: 13.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 22%
Less green space than 78% of London

Nearest SSSI: Hainault Forest SSSI — 6.6 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

GOODMAYES MEDICAL CENTRE

4 EASTWOOD ROAD, GOODMAYES, IG3 8XB

6 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

12

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketAldi · 266 m
3 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)

440m

Post office

Nearby shops

Town Shop541 m
Best Moon Express559 m
Best Moon Shop575 m
Best-one615 m

Nearby cafes

Elixir751 m

Nearby restaurants

McDonald's284 m
Milkshake Bar579 m
RS Chicken & Pizza582 m
Top Wok616 m

Nearby pharmacies

Pharmaram598 m
Eden Pharmacy Ltd686 m
Britannia Pharmacy810 m
Food hygiene (5-star)52% of 92

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ALAM SUPPLIES LTD
ALL STARS SERVICES LIMITED
CROWN & CRESCENT GLOBAL LTD
DSR LONDON LTD
MAHEVISH LTD

+6 more

Investment

Investment grade, yield and market outlook

47

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

40.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,966m
Crossrail 2 route11,499m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,376 nationally

2,196

Est. population

15,429/km²

57%

Employed

34%

Degree educated

£41,600

Median income

10.3%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

31%
23%
25%
Under 1831%
18–3423%
35–4925%
50–6413%
65+8%

Tenure

24%
21%
52%
Own outright24%
Own (mortgage)21%
Private rent52%
Social rent3%

Ethnicity

16%
59%
White British7%
White Other16%
Asian59%
Black9%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household37%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent52%
Social rent3%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
22
Local approval rate
56%
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)
225
Largest scheme
181 homes · Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR
Pipeline pressure
NONE

Named schemes (500m)

Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR181 homes
completed
695, 695, High Road, Seven Kings, IG3 8RH6 homes
completed
717-721, 717, 719 and 721, High Road, Seven Kings5 homes
completed
703, 703, High Road, Seven Kings, IG3 8RH3 homes
completed
77, 77, Meads Lane, Ilford, IG3 8NR3 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 8PP? 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 8PP.
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 8PP

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

No spam. Unsubscribe anytime.

Key facts for IG3 8PP

Full postcodeIG3 8PP
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.567549
Longitude0.103193
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