Seven Kings · Redbridge · Ilford South constituency · 51.57196, 0.11578

RM6 4PT— Seven Kings, Redbridge

Location and area intelligence for RM6 4PT, Seven Kings, Redbridge

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 41/100Low yield 2.82%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
75
Schools
60
Transport
41
Environment
61
Investment
36

The bottom line

RM6 4PT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £595,000 median — 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

RM6 4PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+14.4% vs London avg
vs London income-2.1% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for RM6 4PT

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM6 4PT 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 · 4 min walk

KS2: 106.7

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 2 min walk

P8: +0.38A8: 51.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 54 min walk

7 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.1km

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£595,000

Median sale price

Above London median by 14%

£595,000 is 14% above the London median (£520,000)

-50.1%

This year

Terraced

Dominant type

Price history

5-year change
+22.7%
Sales (24 months)5
New build0.0%
Avg terraced£595,000
Price per m²£5,399/m²
Price per ft²£502/ft²
Avg floor area113.2 m²

EPC breakdown

C
12%
D
21%
E
7%
F
3%

Based on 43 properties · Confidence: high

Street mix

Semi 3%Terraced 96%Other 1%

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

Stamp duty

Standard buyer£17,250
First-time buyerFTB
£8,500
Additional propertyBTL/2nd
£35,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.5×

Price-to-income

£2,976/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£283,000
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+4.6%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.0%

per year

Acceleration

-47.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached2.9%
Terraced97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£119k+55%2
Post-dot-com plateau2001–2004£146k£233k+59.8%3.5
Pre-crash peak2005–2007£234k£277k+18.6%2.7
GFC & correction2008–2012£270k£230k-14.8%2.6
Help-to-Buy recovery2013–2016£411k£435k+5.8%2.8
Brexit uncertainty2017–2019£435k£440k+1.1%3
Pandemic surge2020–2021£475k£485k+2.1%1
Rate-rise correction2022–2022£523k£523k+0%1
Current market2024–2026£618k£310k-49.9%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.1%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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 StationElizabeth line line
9.1 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

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

24

Walkability score

34

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 park538m
Santander docks (800m)0
Nearest cycle dock8.6 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: 14.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 5.8 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

8 min walk

65%

Recommend GP

65%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

12

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 682 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

3

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 · 510 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)

1.1km

Post office

Nearby shops

Chadwell Supermarket643 m
AAA News649 m
NK News1.1 km
Tesco Express1.1 km

Nearby cafes

Costa Coffee473 m

Nearby restaurants

Nando's474 m
Harvester - The Greyhound480 m
KFC509 m
Essence Peri Peri Grill654 m

Nearby pubs

The Hawbush1.1 km

Nearby gyms

The Gym519 m

Nearby pharmacies

Eden Pharmacy Ltd1.0 km

Nearby health

Chadwell Heath Surgery675 m
Goodmayes Hospital682 m
King George Hospital974 m
Food hygiene (5-star)74% of 27

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AI247 LTD
AZ CHOHAAN ENTERPRISE LTD
BLUE PALM LIMITED
DBSR HOLDINGS LTD
DTI CONSTRUCTION LTD

+4 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

58.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,880m
Crossrail 2 route12,274m

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%
Price vs London+14.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
20
Local approval rate
69%
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)
20
Largest scheme
397 homes · FORMER CHADWELL HEATH HOSPITAL, FORMER CHADWELL HEATH HOSPITAL, GROVE ROAD, RM6 4PE
Pipeline pressure
NONE

Named schemes (500m)

Glancy House & 121 - 155, Glancy House & 121 - 155, Barley Lane, Goodmayes, IG3 8XQ156 homes
completed
WIGGINS TEAPE WORK SITE, WIGGINS TEAPE WORK SITE, GROVE ROAD, RM6109 homes
completed
WIGGINS TEAPE, WIGGINS TEAPE, GROVE ROAD, RM698 homes
completed
LAND SOUTH OF, LAND SOUTH OF, MILLHAVEN CLOSE, GROVE ROAD, RM648 homes
completed
HEATH WORKS, HEATH WORKS, GROVE ROAD, RM6 4UH36 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£595,000)

£17,250

Standard buyer

£8,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM6 4PT

Full postcodeRM6 4PT
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardSeven Kings
Latitude51.571962
Longitude0.115779
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