Thames View · Barking and Dagenham · Barking constituency · 51.52789, 0.09091

IG11 0BN— Thames View, Barking and Dagenham

Location and area intelligence for IG11 0BN, Thames View, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 28/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
76
Schools
60
Transport
28
Environment
63
Investment
41

The bottom line

IG11 0BN offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG11 0BN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG11 0BN meets your needs.

Location

IG11 0BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for IG11 0BN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG11 0BN with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How IG11 0BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Greatfields Primary School

Not yet inspected · 8 min walk

—

Secondary

Greatfields School

Not yet inspected · 9 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.5 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+26% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Anti-social behaviour19%
Vehicle crime7%
Burglary5%
Drug offences4%
Robbery4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 283m

Crime is +44% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,242/m²
Price per ft²£487/ft²
Avg floor area81.5 m²

EPC breakdown

C
6%
D
17%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 100%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/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 suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£203,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

+7.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£59k£68k+15.7%1.8
Post-dot-com plateau2001–2003£97k£145k+49%2.7
Pre-crash peak2006–2007£188k£189k+0.3%2
GFC & correction2012–2012£90k£90k+0%1
Help-to-Buy recovery2013–2016£219k£280k+28.1%1.3
Pandemic surge2020–2021£321k£370k+15.3%1
Current market2025–2026£395k£450k+13.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upney StationDistrict line
15.8 min walk
Barking

Nearby stations

Upney Underground StationDistrict
17 min walk
Barking Underground StationDistrict · Hammersmith & City
18 min walk
Barking Rail StationSuffragette · c2c
18 min walk
BarkingNational Rail
18 min walk
Barking RiversideSuffragette
25 min walk
No bus stops within 400m

22

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria59 min ↑
Waterloo55 min ↑
Canary Wharf ★41 min
City46 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park466m
Santander docks (800m)0
Nearest cycle dock6.1 km

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 5.3 km

Energy

Solar: 862 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield861.9 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

29 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beks Zone (877 m)

Nearest supermarketWelcome · 929 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

927m

Post office

Nearby shops

B&G Convenience Store532 m
KTA Supermarket769 m
New Westbury813 m
S'n'K Food Mart862 m

Nearby cafes

Thames Cafe517 m
Brothers Cafe744 m
Buon Appetito Cafe859 m
The Spot865 m

Nearby restaurants

Peach Garden519 m
Chang Wah522 m
The Fish Inn770 m
Golden Dragon771 m

Nearby pubs

Beks Zone877 m

Nearby pharmacies

Mayors Dispensing Chemist768 m
Day Lewis Pharmacy907 m

Nearby health

Tulasi Medical Centre806 m
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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

Avg monthly rent
£1,350London 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 transition211
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

33.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,060m
Crossrail 2 route11,737m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,252 nationally

1,829

Est. population

4,445/km²

55%

Employed

29%

Degree educated

£37,500

Median income

7.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

45

Community stability

Age profile

31%
21%
21%
18%
Under 1831%
18–3421%
35–4921%
50–6418%
65+10%

Tenure

15%
28%
20%
35%
Own outright15%
Own (mortgage)28%
Private rent20%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

24%
14%
32%
23%
White British24%
White Other14%
Asian32%
Black23%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine24%
No car household36%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent35%
Private rent20%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
18
Commercial apps (800m)
7
Major developments (800m)
0
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
49 homes · BARDAG SITE, BARDAG SITE, RIVER ROAD, BASTABLE AVENUE, IG11
Pipeline pressure
NONE

Named schemes (500m)

Thames View Lodge, 37, Thames View Lodge, 37, Hockley Mews, Barking, IG11 0ES2 homes
completed
2, 2, River Road, barking, IG11 0EY2 homes
completed
114, 114, Westminster Gardens, Barking, IG11 0BL2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.2%
Ward turnout
66%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Lucy Sara LeeLabour
Sabbir ZameeLabour

Live in IG11 0BN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG11 0BN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG11 0BN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG11 0BN

Full postcodeIG11 0BN
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardThames View
Latitude51.527894
Longitude0.090912
Parliamentary constituencyBarking
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