Seven Kings · Redbridge · Ilford South constituency · 51.57206, 0.10619

IG3 8UL— Seven Kings, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 40/100Yield 3.77%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
78
Schools
90
Transport
40
Environment
80
Investment
53

The bottom line

IG3 8UL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families 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 8UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.1% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for IG3 8UL

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG3 8UL 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 · 2 min walk

KS2: 106.0

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.38A8: 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 · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.5 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+30% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour20%
Drug offences7%
Vehicle crime6%
Burglary5%
Theft2%
Robbery1%

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 · 1.6km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area92.9 m²

EPC breakdown

C
5%
D
12%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 8%Terraced 27%Detached 65%

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£232,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1995–2024 · CAGR

+4.3%

Total change

+240%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.6%

per year

Acceleration

-26.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 37 sales

Property Type Mix

Total: 37 sales

Detached64.9%
Semi-detached8.1%
Terraced27%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£135k+39.2%2.2
Post-dot-com plateau2001–2002£171k£227k+32.1%2.5
Pre-crash peak2006–2007£265k£310k+17%3.5
GFC & correction2008–2011£350k£280k-20%1.5
Help-to-Buy recovery2013–2015£278k£470k+69.4%1.3
Pandemic surge2021–2021£563k£563k+0%2
Rate-rise correction2022–2022£513k£513k+0%2
Current market2024–2024£330k£330k+0%1

Price Trajectory by Type

DetachedTerraced

Per-type alpha vs district

Best performer

Detached

+-0.7% alpha

Weakest performer

Terraced

-1.4% alpha

Detached-0.7% α
Local
6.6%
District
7.3%
Terraced-1.4% α
Local
6.4%
District
7.8%

CAGR over 26yr 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 Timing1
Trend Position100

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
9.5 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

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

13

Walkability score

22

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park562m
Santander docks (800m)0
Nearest cycle dock8.0 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: 13.8 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 6.0 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

7 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 689 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

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: McDonald's (803 m)

Nearest supermarketAldi · 754 m
4 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)

782m

Post office

Nearby shops

Luca Meat1.0 km
Rey1.0 km
NK News1.0 km

Nearby restaurants

McDonald's803 m
MCH1.1 km

Nearby pharmacies

Britannia Pharmacy754 m
Eden Pharmacy Ltd1.0 km

Nearby health

Goodmayes Hospital689 m
King George Hospital977 m
Food hygiene (5-star)51% of 61

Business

Local businesses registered here

Active businesses
28
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

1 STOP INSTRUCTION (EAST LONDON) LTD
1 STOP INSTRUCTION (NORTH LONDON) LTD
1 STOP INSTRUCTION (SOUTH LONDON) LTD
1 STOP INSTRUCTION BARNET LIMITED
1 STOP INSTRUCTION BECKTON LTD

+15 more

Investment

Investment grade, yield and market outlook

53

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 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

24

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,496m
Crossrail 2 route11,615m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,209 nationally

1,793

Est. population

14,334/km²

54%

Employed

39%

Degree educated

£41,100

Median income

7.4%

Claimant rate

SuburbanHigh densityEstablished mixed

39

Community stability

Age profile

29%
23%
21%
14%
Under 1829%
18–3423%
35–4921%
50–6414%
65+13%

Tenure

28%
23%
40%
Own outright28%
Own (mortgage)23%
Private rent40%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

59%
White British10%
White Other10%
Asian59%
Black10%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine17%
No car household31%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent40%
Social rent8%

vs. London

Income vs London-2.1%

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)
5
Planning apps (3 years)
15
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)
206
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
Development At 57 To 67 And 69 To 79, Percy Road, Seven Kings4 homes
completed
63, 63, Wellwood Road, IG3 8TT3 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 8UL

Full postcodeIG3 8UL
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.572063
Longitude0.106187
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
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