Seven Kings · Redbridge · Ilford South constituency · 51.56587, 0.10226

IG3 8PS— Seven Kings, Redbridge

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

The practical family move

 

Schools 100%Safety 80/100Transport 55/100Yield 3.77%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
80
Schools
60
Transport
55
Environment
58
Investment
61

The bottom line

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

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Location

IG3 8PS

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 8PS

🛡️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🔒 Very Safe

“The practical family move”

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How IG3 8PS 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 · 8 min walk

KS2: 107.7

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 7 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 · 40 min walk

7 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 943m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area90.9 m²

EPC breakdown

C
2%
D
15%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Semi 3%Terraced 91%Flat 6%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£227,250
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)
RoofPitched, no insulation (assumed)
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

1996–2022 · CAGR

+7.2%

Total change

+511%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.2%

per year

Acceleration

-37.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached3.3%
Terraced90%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£119k+107.9%1.8
Post-dot-com plateau2001–2004£111k£210k+88.8%1.8
Pre-crash peak2006–2006£215k£215k+0%1
GFC & correction2008–2012£210k£250k+19.1%1.7
Help-to-Buy recovery2013–2016£225k£392k+74.1%2
Pandemic surge2021–2021£450k£450k+0%3
Rate-rise correction2022–2022£350k£350k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.6%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
5 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
5 min walk
Seven KingsNational Rail
5 min walk
Goodmayes Rail StationElizabeth line
7 min walk
Newbury Park Underground StationCentral
17 min walk
Chadwell Heath Rail StationElizabeth line
23 min walk
No bus stops within 400m

31

Walkability score

5

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 park616m
Santander docks (800m)0
Nearest cycle dock7.6 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: 11.0 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: 13.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 77% of London

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

SEVEN KINGS PRACTICE

1 SALISBURY ROAD, SEVEN KINGS, IG3 8BG

6 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

14

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.4 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

24

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketAldi · 178 m
2 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)

267m

Post office

Nearby shops

Town Shop383 m
Best Moon Express405 m
Best Moon Shop424 m
Co-op Food466 m

Nearby cafes

Elixir553 m

Nearby restaurants

McDonald's138 m
Milkshake Bar429 m
RS Chicken & Pizza433 m
Top Wok469 m

Nearby pharmacies

Pharmaram425 m
Britannia Pharmacy612 m
Eden Pharmacy Ltd632 m
Food hygiene (5-star)48% of 94

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ARMORED SERVICES LIMITED
CURVE IT INFRASTRUCTURES LIMITED
IONUTLAUR LTD
PROTEXIS SERVICES LIMITED

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

26.8

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,777m
Crossrail 2 route11,475m

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)
10
Planning apps (3 years)
23
Local approval rate
60%
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)
222
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
323, 323, High Road, Ilford, IG1 1NR5 homes
completed
717-721, 717, 719 and 721, High Road, Seven Kings5 homes
completed
24, 24, Cambridge Road, Ilford, 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

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Key facts for IG3 8PS

Full postcodeIG3 8PS
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.565866
Longitude0.102264
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