Seven Kings · Redbridge · Ilford South constituency · 51.57206, 0.11228

IG3 8XF— Seven Kings, Redbridge

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

The family fortress

 

Schools 100%Safety 75/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
75
Schools
60
Transport
41
Environment
71
Investment
40

The bottom line

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

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG3 8XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.1% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for IG3 8XF

🛡️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 8XF 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 · 3 min walk

KS2: 106.7

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 5 min walk

P8: +0.38A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.5 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+58% vs borough

Crime by type

Other41%
Violence & sexual offences27%
Anti-social behaviour11%
Vehicle crime8%
Drug offences5%
Theft5%
Burglary2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,619/m²
Price per ft²£429/ft²
Avg floor area98.7 m²

EPC breakdown

C
8%
D
25%
E
4%

Based on 37 properties · Confidence: high

Street mix

Semi 38%Terraced 55%Flat 8%

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£246,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-16.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached37.5%
Terraced55%
Flat/maisonette7.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£160k+156%1.8
Post-dot-com plateau2001–2004£153k£214k+40.3%1.8
Pre-crash peak2005–2006£194k£239k+23.2%2.5
GFC & correction2008–2012£275k£300k+9.1%1.4
Help-to-Buy recovery2013–2016£175k£415k+137.8%1.2
Brexit uncertainty2017–2019£540k£435k-19.4%1.3
Pandemic surge2020–2020£450k£450k+0%1
Rate-rise correction2022–2022£485k£485k+0%1
Current market2024–2024£443k£443k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Weakest performer

Semi-detached

-4.4% alpha

Terraced-1.2% α
Local
7.3%
District
8.5%
Semi-detached-4.4% α
Local
12%
District
16.4%

CAGR over 23yr 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 StationElizabeth line line
8.5 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

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

21

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria69 min ↑
Waterloo65 min ↑
Canary Wharf ★53 min
City58 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park531m
Santander docks (800m)0
Nearest cycle dock8.4 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: 14.2 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 40%
More green space than 95% of London

Nearest SSSI: Hainault Forest SSSI — 5.9 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

GOODMAYES MEDICAL CENTRE

4 EASTWOOD ROAD, GOODMAYES, IG3 8XB

7 min walk

65%

Recommend GP

65%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

9

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 598 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hawbush (1.1 km)

Nearest supermarketMasala Bazaar · 624 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)

1.0km

Post office

Nearby shops

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

Nearby cafes

Costa Coffee580 m

Nearby restaurants

Nando's569 m
Harvester - The Greyhound649 m
KFC741 m
MCH1.0 km

Nearby pubs

The Hawbush1.1 km

Nearby gyms

The Gym633 m

Nearby pharmacies

Eden Pharmacy Ltd977 m

Nearby health

Goodmayes Hospital598 m
King George Hospital914 m
Food hygiene (5-star)57% of 67

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AALEEN GROUP LTD
AJONLINESALES LTD
AMET CLEANING LTD
BARLEY TRADE LIMITED
ELTIR SOLUTIONS LTD

+8 more

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 score15/100
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

4/100

Velocity score

Future outlook

45.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,743m
Crossrail 2 route12,032m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,610 nationally

2,886

Est. population

5,516/km²

57%

Employed

43%

Degree educated

£41,100

Median income

5.5%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

30%
22%
26%
14%
Under 1830%
18–3422%
35–4926%
50–6414%
65+8%

Tenure

17%
32%
31%
20%
Own outright17%
Own (mortgage)32%
Private rent31%
Social rent20%
Shared ownership1%

Ethnicity

58%
White British12%
White Other11%
Asian58%
Black10%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine16%
No car household28%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent31%
Social rent20%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
21
Local approval rate
56%
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)
29
Largest scheme
240 homes · LAND ADJACENT CHADWELL HEATH HOSPITAL, LAND ADJACENT CHADWELL HEATH HOSPITAL, CHADWELL HEATH LANE, RM6
Pipeline pressure
NONE

Named schemes (500m)

Glancy House & 121 - 155, Glancy House & 121 - 155, Barley Lane, Goodmayes, IG3 8XQ156 homes
completed
Church Hall & Land at St Pauls Church, Church Hall & Land at St Pauls Church, Barley Lane, Goodmayes, IG314 homes
completed
Development At 68, Eastwood Road, Seven Kings5 homes
completed
Development At 69, Barley Lane, Ilford5 homes
completed
58, 58, Eastwood Road, Ilford, IG3 8UU5 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 8XF

Full postcodeIG3 8XF
Postcode districtIG3
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.572062
Longitude0.112276
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