Seven Kings · Redbridge · Ilford South constituency · 51.57120, 0.10517

IG3 8QB— Seven Kings, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
60
Safety
84
Schools
90
Transport
41
Environment
76
Investment
40

The bottom line

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

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG3 8QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for IG3 8QB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG3 8QB 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 · 3 min walk

KS2: 106.0

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 13 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.6 incidents per 1,000 residents

Better than 67% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour22%
Other20%
Vehicle crime15%
Drug offences12%
Robbery5%
Theft1%
Burglary0%

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 · 1.5km

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,818/m²
Price per ft²£448/ft²
Avg floor area96.3 m²

EPC breakdown

C
1%
D
10%
E
9%
F
1%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 52%Terraced 48%

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£240,750
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+6.9%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.4%

per year

Acceleration

-109.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached53.7%
Terraced46.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£91k+43.7%1.8
Post-dot-com plateau2001–2004£89k£194k+117.7%2.2
Pre-crash peak2006–2007£220k£250k+13.6%1
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2013–2016£250k£424k+69.6%2.2
Brexit uncertainty2017–2019£270k£355k+31.5%1.7
Pandemic surge2020–2020£430k£430k+0%1
Rate-rise correction2022–2023£438k£750k+71.2%1.5
Current market2025–2025£462k£462k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+0.6% α
Local
8.9%
District
8.3%
Terraced-0.2% α
Local
7.9%
District
8.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

15

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria68 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City56 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park680m
Santander docks (800m)0
Nearest cycle dock7.9 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: 13.7 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 6.1 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

7

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 807 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 651 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)

819m

Post office

Nearby shops

Town Shop935 m
Best Moon Express950 m
Best Moon Shop962 m
Luca Meat968 m

Nearby restaurants

McDonald's696 m
Milkshake Bar964 m
MCH1.0 km

Nearby pharmacies

Britannia Pharmacy690 m
Eden Pharmacy Ltd947 m
Pharmaram1.0 km

Nearby health

Goodmayes Hospital807 m
King George Hospital1.1 km
Food hygiene (5-star)53% of 59

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DESI DHABA LONDON LTD
RR CONCRETE LTD

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 months0

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

43.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,377m
Crossrail 2 route11,560m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,617 nationally

1,816

Est. population

16,685/km²

57%

Employed

39%

Degree educated

£41,600

Median income

6.1%

Claimant rate

SuburbanVery high densityEstablished mixed

48

Community stability

Age profile

30%
21%
23%
15%
Under 1830%
18–3421%
35–4923%
50–6415%
65+12%

Tenure

32%
34%
31%
Own outright32%
Own (mortgage)34%
Private rent31%
Social rent3%

Ethnicity

60%
White British10%
White Other10%
Asian61%
Black6%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household23%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent31%
Social rent3%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
16
Local approval rate
50%
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)
205
Largest scheme
181 homes · Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING DOWNSHALL INFANTS SCHOOL, LAND ADJOINING DOWNSHALL INFANTS SCHOOL, FARNHAM ROAD, IG310 homes
completed
Garages, Garages, Percy Road, Ilford, IG3 8SF7 homes
completed
46, 46, Kingswood Road, Goodmayes, IG34 homes
completed
63, 63, Wellwood Road, IG3 8TT3 homes
completed
Development At 28, Kingswood Road, Seven Kings, IG3 8UE3 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 8QB

Full postcodeIG3 8QB
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.571200
Longitude0.105165
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