Seven Kings · Redbridge · Ilford South constituency · 51.56949, 0.11048

IG3 8XA— Seven Kings, Redbridge

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

The family fortress

 

Schools 100%Safety 82/100Transport 50/100Yield 3.77%

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
82
Schools
60
Transport
50
Environment
68
Investment
55

The bottom line

IG3 8XA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

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Location

IG3 8XA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.1% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for IG3 8XA

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

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“The family fortress”

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How IG3 8XA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Barley Lane Primary School

Not yet inspected · 2 min walk

KS2: 106.7

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 7 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 · 49 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.8 incidents per 1,000 residents

Better than 58% of London
→ Stable

-12% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Anti-social behaviour13%
Vehicle crime10%
Drug offences8%
Theft5%
Robbery4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.6km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area69.8 m²

EPC breakdown

C
14%
D
22%
E
6%

Based on 42 properties · Confidence: high

Street mix

Semi 3%Terraced 27%Detached 6%Flat 62%Other 3%

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£174,500
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.9%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.9%

per year

Acceleration

-3.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 29 sales

Property Type Mix

Total: 29 sales

Detached6.9%
Semi-detached3.4%
Terraced27.6%
Flat/maisonette62.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£64k-1.5%1.8
Post-dot-com plateau2001–2004£50k£114k+128%2
Pre-crash peak2006–2006£120k£120k+0%1
GFC & correction2008–2010£353k£478k+35.2%1.5
Help-to-Buy recovery2013–2016£177k£150k-15.3%1.2
Brexit uncertainty2017–2017£260k£260k+0%1
Pandemic surge2021–2021£323k£323k+0%1
Rate-rise correction2022–2022£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+16.7% alpha

Flat/maisonette+16.7% α
Local
39.8%
District
23.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing19
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

21

Walkability score

29

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park490m
Santander docks (800m)0
Nearest cycle dock8.2 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: 14.0 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 58%
More green space than 91% of London

Nearest SSSI: Hainault Forest SSSI — 6.2 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

3 min walk

65%

Recommend GP

65%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

11

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 880 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 611 m
2 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)

721m

Post office

Nearby shops

NK News721 m
Rey721 m
Luca Meat722 m

Nearby cafes

Costa Coffee494 m

Nearby restaurants

Nando's471 m
Harvester - The Greyhound635 m
McDonald's685 m
MCH728 m

Nearby gyms

The Gym542 m

Nearby pharmacies

Eden Pharmacy Ltd683 m

Nearby health

Goodmayes Hospital880 m
King George Hospital1.2 km
Food hygiene (5-star)48% of 90

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

APEX DIGIMART LTD
BLACK DAIMOND LIMITED
CAPITAL ELECTRIC & GAS LTD
COREWEBHOSTER LTD
DM PAINTING&DECORATING LTD

+5 more

Investment

Investment grade, yield and market outlook

55

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

35.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,440m
Crossrail 2 route11,955m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,960 nationally

1,827

Est. population

10,752/km²

58%

Employed

43%

Degree educated

£41,100

Median income

6.1%

Claimant rate

Inner cityHigh densityEstablished mixed

47

Community stability

Age profile

31%
18%
25%
16%
Under 1831%
18–3418%
35–4926%
50–6416%
65+10%

Tenure

27%
38%
31%
Own outright27%
Own (mortgage)38%
Private rent31%
Social rent4%
Shared ownership0%

Ethnicity

14%
61%
White British14%
White Other8%
Asian61%
Black11%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household23%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent31%
Social rent4%

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)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
23
Local approval rate
64%
Borough approval rate
64%
Historic landfill (400m)
1
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)
252
Largest scheme
315 homes · FORMER BRITISH RAIL LAND, REAR OF, FORMER BRITISH RAIL LAND, REAR OF, KINFAUNS ROAD, IG3 9QL
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 1-51, LAND REAR OF, 1-51, KINFAUNS ROAD, GOODMAYES ROAD (37-41), IG3114 homes
completed
25-31, 25A, Goodmayes Road, Goodmayes, IG3 9FH16 homes
completed
Church Hall & Land at St Pauls Church, Church Hall & Land at St Pauls Church, Barley Lane, Goodmayes, IG314 homes
completed
786, 786, HIGH ROAD, GOODMAYES, IG3 8TH12 homes
completed
798, 798, High Road, Goodmayes, IG39 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 8XA

Full postcodeIG3 8XA
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.569495
Longitude0.110483
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