Thames View · Barking and Dagenham · Barking constituency · 51.52679, 0.10033

IG11 0LA— Thames View, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 25/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
80
Schools
95
Transport
25
Environment
59
Investment
40

The bottom line

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

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG11 0LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for IG11 0LA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG11 0LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Thames View Junior School

Good · Inspected Nov 2021 · 2 min walk

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 22 min walk

P8: +0.04A8: 48.9

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour20%
Vehicle crime20%
Other14%
Robbery7%
Theft4%
Burglary3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 891m

Crime is +4% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,503/m²
Price per ft²£511/ft²
Avg floor area77.1 m²

EPC breakdown

C
13%
D
20%
E
1%
G
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 85%Flat 15%

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£192,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 150 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

1995–2025 · CAGR

+6.4%

Total change

+548%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.6%

per year

Acceleration

+132.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 38 sales

Property Type Mix

Total: 38 sales

Terraced84.2%
Flat/maisonette15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£73k+16.8%1.5
Post-dot-com plateau2001–2004£88k£88k+0.6%1.8
Pre-crash peak2006–2007£151k£205k+36.2%1.5
GFC & correction2008–2011£150k£194k+29.4%1.7
Help-to-Buy recovery2013–2015£226k£201k-11%1.7
Brexit uncertainty2017–2019£175k£378k+116%1
Pandemic surge2020–2021£388k£360k-7.1%1
Rate-rise correction2022–2023£452k£320k-29.1%1.5
Current market2024–2025£206k£405k+96.6%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 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
15.3 min walk
Barking

Nearby stations

Upney Underground StationDistrict
16 min walk
Barking RiversideSuffragette
17 min walk
Barking Underground StationDistrict · Hammersmith & City
24 min walk
Barking Rail Stationc2c · Suffragette
24 min walk
BarkingNational Rail
24 min walk
No bus stops within 400m

36

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria68 min ↑
Waterloo62 min ↑
Canary Wharf ★47 min
City55 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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)21
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock6.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 11.0 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: 12.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 4.9 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

GABLES SURGERY

50 MARKYATE ROAD, RM8 2LD

30 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketWelcome · 348 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

339m

Post office

Nearby shops

B&G Convenience Store267 m
Ripple Supermarket968 m
S'n'K Food Mart1.1 km
Londis1.1 km

Nearby cafes

Brothers Cafe196 m
Thames Cafe432 m
Eyeware Cafe870 m
Miorita1.1 km

Nearby restaurants

Chang Wah270 m
Greedy Panda372 m
Atlantic Fish Bar379 m
Monsoon Grill381 m

Nearby pubs

The Lighterman249 m
The Thatched House813 m
Beks Zone1.0 km

Nearby pharmacies

Britannia Pharmacy874 m
Day Lewis Pharmacy1.1 km

Nearby health

Riverside Clinic607 m
Food hygiene (5-star)29% of 45

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

40

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,462m
Crossrail 2 route12,402m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,472 nationally

1,821

Est. population

4,238/km²

63%

Employed

42%

Degree educated

£37,500

Median income

6.1%

Claimant rate

SuburbanMedium densityMixed

42

Community stability

Age profile

38%
22%
25%
13%
Under 1838%
18–3422%
35–4925%
50–6413%
65+3%

Tenure

28%
18%
45%
Own outright6%
Own (mortgage)28%
Private rent18%
Social rent45%
Shared ownership2%
Rent free0%

Ethnicity

16%
25%
36%
White British16%
White Other11%
Asian25%
Black36%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household24%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent45%
Private rent18%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
23
Commercial apps (800m)
5
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)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
49 homes · BARDAG SITE, BARDAG SITE, RIVER ROAD, BASTABLE AVENUE, IG11
Pipeline pressure
NONE

Named schemes (500m)

Sugden Way Garages, Former Garage Site, SUGDEN WAY, Barking13 homes
completed
Garages rear of 72-104, Garages rear of 72-104, Curzon Crescent, Barking, IG11 0LA7 homes
completed
Garages Rear of 101-113, Garages Rear of 101-113, Roycraft Avenue, Barking, IG11 0NS6 homes
completed
Garage Site rear of 7-17, Garage Site rear of 7-17, Charlton Crescent, Barking, IG11 0NW4 homes
completed
Land to side 81, Land to side 81, Roycraft Avenue, Barking, IG11 0NS1 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

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Key facts for IG11 0LA

Full postcodeIG11 0LA
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardThames View
Latitude51.526791
Longitude0.100334
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