Ilford Estate & Letting Agents | Highcastle Estates

Our Guide To Ilford

Ilford lies at the heart of Redbridge, one of London’s leafiest boroughs – with over 40% of the land graced with attractive parks and green open spaces. At the same time, it’s also a commercial hub just nine miles from the centre of London, making it possible to dive in and out of the city for work. If you’re looking for rural charm and access to the rest of London, Ilford is the perfect place to call home.

Property in Ilford

Transport Links

Schools

Shops & Amenities

Things To Do In Ilford

Places Of Interest

Jobs & Employment

You can expect to find large 1930s properties in Ilford, with easy parking options and enviable gardens. These properties are interspersed with newer developments, alongside the rarer Victorian and Edwardian terraces.

Architecture: The town began as a small settlement and grew substantially during the Victorian and Edwardian periods, which shaped much of its housing stock. Many roads feature terraced houses from these eras, particularly in the streets near the town centre. The area also includes notable 1920s and 1930s semi-detached houses, which line many of the broader, tree-lined streets in the northern sections.
Prime properties: The most sought-after properties sit along Cranbrook Road, particularly the Victorian houses with their original features intact. The Valentines area stands out for its well-maintained Edwardian properties, while The Drive offers substantial detached houses set back from the road.
Prices: Ilford is one of the cheapest places to live in London, despite its excellent properties, quick commute and rural appeal. For example, the average property price in Ilford was £504K this last year. That said, a skilled Ilford estate agent can help you achieve a significantly higher price if you’re looking to sell up. A good letting agent in Ilford will also help you rent the property you buy for the best possible yields.

See the most up to date house prices in Ilford on HM Land Registry.

There are plenty of ways to make your way around Ilford. Take a look at our summary of the transport links below:

Car & Road – Ilford has excellent connections by road, with the A406 (North Circular) providing easy access to routes like the M11, M25, and A12. Driving to towns like Romford takes about 20 minutes, and you can even reach central London in 30 minutes.
Bus – Despite feeling rural, Ilford boasts an extensive bus network, with numerous routes serving the area. Buses run frequently, providing convenient connections to neighbouring boroughs and key sites around the rest of London.
Train – Ilford station is a key transport hub, with frequent services to Liverpool Street Station. This journey takes 18-20 minutes, making it another draw for commuters.
Tube – The Central Line’s Gants Hill and Redbridge stations are nearby, offering easy access to London’s underground network. In fact, you can reach Stratford, a significant transport interchange, in 10-15 minutes if you use the tube. Find out more here.

Ilford has an exceptional range of schools, with most rated as ‘Outstanding’ by Ofsted. This abundance of good schools is one of the many reasons that families choose to settle in Ilford. Listed below are just a few schools, but there are many more which are regarded just as highly:

Primary schools (all rated ‘Outstanding’):

Cleveland Road Primary School
Sheringham Primary School
St Winefride’s RC Primary School

Secondary Schools (all rated ‘Outstanding’):

Ark Isaac Newton Academy (Comprehensive, ages 4-18)
Loxford School (Comprehensive, ages 3-19)
Seven Kings School (Comprehensive, ages 4-18)

Independent Schools

The Ursuline Prep School Ilford (ages 3-11)
Read Academy Education (ages 3-16)
Beehive Preparatory School (ages 2-11)

See a full list of local schools here.

Despite its rural appearance, Ilford has plenty of shops and amenities. This includes a great range of supermarkets, with a large Sainsburys, an Iceland and a Tesco superstore. It’s also got a range of excellent leisure centres, with many like Loxford and Fullwell including their own swimming pools.

If you’re looking for somewhere to eat, Miller & Carter steakhouse is a great place to start. It’s well known for its 30-day matured slabs of steak and a tempting range of burgers and ribs. On the other hand, Luigi’s has been delivering the very best of Italian cuisine for over 25 years, so it’s well worth a visit. Finally, The Papermakers Arms is an excellent place for a quiet drink, if you’re looking for a traditional pub with a great atmosphere and a historic facade.

Visit Valentines Mansion and Gardens – Explore the historic Valentines Mansion, a stunning 17th-century mansion set amidst beautiful gardens and parkland. It offers a glimpse into Ilford’s heritage and provides an attractive setting for picnics, walks, and events.
Shop around Ilford Exchange Shopping Centre – Enjoy a day of shopping and dining at the Ilford Exchange Shopping Centre. With over 70 shops, boutiques, restaurants, and cafes – it contains most shops you’d hope to visit (and more).
Immerse yourself in Redbridge Museum and Heritage Centre – Immerse yourself in the local history of Redbridge at this museum. It features engaging exhibitions, artefacts, and interactive displays, offering an informative journey through the borough’s past.
Explore Fairlop Waters Country Park – Families, hikers and nature enthusiasts will appreciate Fairlop Waters, a vast country park with lakes, woodland, and walking trails. It’s an ideal spot for fishing, birdwatching, watersports and day trips.
Take a swing at Ilford Golf Club – Tee off at the historic Ilford Golf Club, which offers a well-kept course for golfers of any and all abilities. It’s been running for over 115 years, and provides a great opportunity to enjoy the outdoors while honing your golfing skills.

Ilford is an excellent place to explore, with many interesting landmarks, locations and activities dotted across the area. See a small selection of the options below…

Kenneth More Theatre – A beloved performing arts venue presenting plays, musicals, and pantomimes throughout the year. (Kenneth More Theatre, Oakfield Road, IG1 1BT)
Valentines Mansion – An elegant 17th-century house set within beautiful gardens, offering tours and exhibitions about local history. (Valentines Mansion, Emerson Road, IG1 4XA)
Redbridge Central Library and Museum – Houses extensive collections documenting local history, alongside regular exhibitions and events. (Clements Road, IG1 1EA)
Ilford War Memorial Gardens – A lush garden space with a particular purpose: to memorialise soldiers who served in World War 1 & 2. (Eastern Avenue, IG1 3DN)
St Mary’s Church – A Grade II listed building dating back to the 13th century, featuring notable architectural elements. (High Road, IG1 1QX)
Valentines Park – This is actually largest green space found in Ilford, containing ornamental gardens, sports facilities, and a even a boating lake. (Cranbrook Road, IG1 4TG)
Uphall Camp Archaeological Site – An important Bronze Age settlement site, offering insights into ancient history. (Uphall Road, IG1)
Exchange Ilford – A substantial shopping centre housing major retailers and eateries. (High Road, IG1 1AS)
Hospital Chapel of St Mary and St Thomas – A restored 12th-century chapel, one of Ilford’s oldest buildings. (Hospital Road, IG1)
Pioneer Point – Two striking contemporary towers that have become modern landmarks on Ilford’s skyline. (Winston Way, IG1)

Ilford’s employment landscape centres on retail, healthcare, and professional services. The Exchange shopping centre and surrounding High Road shops provide numerous retail positions, while King George Hospital stands as one of the area’s largest employers. Several office complexes along Ilford Hill and Cranbrook Road house financial services firms, insurance companies, and estate agencies.

The fact that Ilford lies close by to Canary Wharf – and the exceptional opportunities of the City of London – means that the area draws in people who are keen to work in finance (but avoid the higher living costs of prime, central London). Since the Elizabeth line arrived, these connections have become even more favourable, with further growth happening in the local hospitality sector.

Tech start-ups have begun establishing themselves in newer office developments near the station, bringing fresh opportunities in IT and digital roles. The presence of Redbridge Council adds stable public sector positions to the local job market.

Looking ahead, Ilford’s regeneration programme points toward expansion in construction and property-related sectors. The council emphasises its support for small businesses, which has led to the expansion of grassroots retail and service ventures. Healthcare is yet another area for growth, with plans to expand several, local medical facilities. The well-known trend towards hybrid working has meant that many companies have set up satellite offices near Ilford, providing more jobs (along with associated places for these people to eat out or go for a drink).

Common questions
about the Ilford area

Our estate agents in Ilford answer common questions about the location and the surrounding area.

Where is Ilford located?

Ilford rests around 9 miles north east of the central London area, and is bordered by Romford, Barking, Dagenham and South Woodford

Is Ilford in Essex or London?

Ilford is in London, specifically the London Borough of Redbridge. That said, it lies very close to Essex, which is just beyond it towards the north east.

Which zone is Ilford in?

Ilford is located in Travelcard Zone 4 on the London transport map. It is served by the Elizabeth Line (part of the London Underground and National Rail system), which connects it to central London and other areas.

It’s also worth knowing that Ilford is a key stop on the Elizabeth Line (Crossrail), meaning you’ve got great transport options if you need to commute or go further afield.

Is Ilford in the ULEZ zone?

Yes, Ilford is within the Ultra Low Emission Zone (ULEZ). As of August 29, 2023, the ULEZ expanded to cover all London boroughs, including the Borough of Redbridge, where Ilford is located.

The ULEZ runs 24/7, every day of the year except Christmas Day. Vehicles that don’t meet the required emissions standards face a daily charge of £12.50.

Is Ilford safe?

Ilford is a large and varied area, and safety differs significantly depending on the neighbourhood. Crime hotspots have been recorded near the main shopping area and Clements Lane, while other parts of the borough sit at low or medium crime ratings.

As with any busy East London town, street awareness is sensible in certain pockets, particularly after dark around the station and high street. Residential neighbourhoods away from the town centre, including parts of Gants Hill and Newbury Park, tend to feel considerably quieter. If you’d like to discuss property in a specific part of Ilford, the team at Highcastle Estates can help you understand the local picture.

Is Ilford a nice place to live?

Ilford suits a particular kind of buyer or tenant well: those who want good value relative to inner East London, fast links into the City, and a broad range of everyday amenities within easy reach. The majority of properties sold in Ilford over the last year were terraced homes, selling for an average of around £523k, while flats averaged closer to £258k – figures that compare well against more central London postcodes.

Ilford station sits in London fare zone 4 and is served by the Elizabeth line, putting Liverpool Street within easy reach for commuters. The town has a well-stocked high street, a wide range of food and retail options, and multiple parks nearby including Valentines Park.

For first-time buyers, young families, and landlords seeking strong rental demand at realistic yields, Ilford continues to deliver. Highcastle Estates can help you find the right part of the area for your needs.

Is Ilford expensive?

Relative to much of London, Ilford is competitively priced. The overall average sold price in Ilford over the last year was £499k, with terraced houses averaging around £523k, semi-detached properties approximately £620k, and flats closer to £258k. Prices over the last year were 4% up on the previous year and 4% above the 2023 peak.

On the rental side, the average monthly private rent in the London Borough of Redbridge, which covers Ilford, stood at £1,669 in April 2025, rising to £1,724 by April 2026, a 3.3% annual increase. That remains well below the London-wide average rental prices.

The cost of everyday living in Ilford is generally lower than in inner or west London, and the town offers a broad spread of supermarkets, independent shops, and markets that keep day-to-day costs manageable. For buyers and landlords, the combination of sub-£500k average prices and solid rental demand makes Ilford one of the more accessible entry points into the London market. Get in touch with Highcastle Estates for a current valuation.

Is Ilford in the congestion zone?

Ilford is not within the London Congestion Charge Zone. The Congestion Charge applies only to a defined area of central London, roughly within the Inner Ring Road, and Ilford falls well outside those boundaries.

However, ULEZ charges do apply in Ilford. The ULEZ was extended to cover all of Greater London in August 2023, meaning drivers of non-compliant vehicles anywhere within Greater London, including Ilford, are subject to the daily charge. The current charge is £12.50 per day for cars and vans that do not meet the required emission standards. Drivers can check their vehicle’s compliance using the TfL checker at tfl.gov.uk. If you’re buying or letting a property in Ilford, it’s worth factoring in ULEZ compliance if you commute by car.