Seven Kings · Redbridge · Ilford South constituency · 51.56500, 0.10110

IG3 8RH— Seven Kings, Redbridge

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

The practical family move

 

Schools 100%Safety 80/100Transport 57/100Yield 3.77%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
80
Schools
60
Transport
57
Environment
58
Investment
61

The bottom line

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

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Location

IG3 8RH

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 8RH

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

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“The practical family move”

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How IG3 8RH 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 · 9 min walk

KS2: 107.7

—

Secondary

The Palmer Catholic Academy

Not yet inspected · 6 min walk

P8: +0.53A8: 51.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 39 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

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Ilford Fire Station · 829m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area50.4 m²

EPC breakdown

C
6%
D
5%
E
3%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Terraced 22%Detached 22%Flat 44%Other 11%

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£126,000
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

1999–2020 · CAGR

+10.2%

Total change

+671%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.7%

per year

Acceleration

+24.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 5 sales

Property Type Mix

Total: 5 sales

Detached40%
Terraced40%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£53k£53k+0%1
Post-dot-com plateau2001–2001£150k£150k+0%1
Pre-crash peak2007–2007£600k£600k+0%1
GFC & correction2010–2010£425k£425k+0%1
Pandemic surge2020–2020£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
3.6 min walk
Seven Kings→ Liverpool Street· 11 tph
23 min

Nearby stations

Seven Kings Rail StationGreater Anglia · Elizabeth line
4 min walk
Seven KingsNational Rail
4 min walk
Goodmayes Rail StationElizabeth line
8 min walk
Newbury Park Underground StationCentral
18 min walk
Chadwell Heath Rail StationElizabeth line
25 min walk
No bus stops within 400m

32

Walkability score

23

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 park691m
Santander docks (800m)0
Nearest cycle dock7.5 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

55%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed325 Mbps
Median download342 Mbps
Superfast coverage97%
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
NoiseMEDIUM
road · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 49%
Less green space than 77% of London

Nearest SSSI: Hainault Forest SSSI — 6.9 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

4 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

14

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketAldi · 253 m
1 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)

150m

Post office

Nearby shops

Town Shop274 m
Best Moon Express296 m
Best Moon Shop317 m
Co-op Food359 m

Nearby cafes

Elixir437 m

Nearby restaurants

McDonald's181 m
Milkshake Bar323 m
RS Chicken & Pizza328 m
Top Wok364 m

Nearby pharmacies

Pharmaram304 m
Britannia Pharmacy493 m
Eden Pharmacy Ltd673 m
Food hygiene (5-star)48% of 84

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AA DREAM FACTORY LTD
AJH COURIERS SERVICES LTD
AJH SECURITY LIMITED
BIG FRIENDLY HOSPITALITY LTD
DELISHBITES LTD

+9 more

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

27.8

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,651m
Crossrail 2 route11,418m

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)
1
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
21
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)
213
Largest scheme
181 homes · Starling Heights, 5, Teal Road, Goodmayes, IG3 8FR
Pipeline pressure
NONE

Named schemes (500m)

The Shannon Centre, The Shannon Centre, Cameron Road, Seven Kings, IG3 8LA38 homes
completed
Development At 1 To 16 Electric Parade, Seven Kings Road, Seven Kings, IG3 8BY9 homes
completed
Farley House, Farley House, Farley Drive, Seven Kings, IG3 8LT9 homes
completed
695, 695, High Road, Seven Kings, IG3 8RH6 homes
completed
717-721, 717, 719 and 721, High Road, Seven Kings5 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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Compare Redbridge with nearby boroughs:

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Key facts for IG3 8RH

Full postcodeIG3 8RH
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.564996
Longitude0.101098
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