Thames View · Barking and Dagenham · Barking constituency · 51.52716, 0.09891

IG11 0LE— Thames View, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 28/100

Best for: Families

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

Liveability
51
Safety
72
Schools
90
Transport
28
Environment
59
Investment
48

The bottom line

IG11 0LE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG11 0LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for IG11 0LE

🛡️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 0LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Thames View Junior School

Good · Inspected Nov 2021 · 3 min walk

—

Secondary

Greatfields School

Not yet inspected · 14 min walk

P8: +0.36A8: 46.0

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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+60% vs borough

Crime by type

Other30%
Violence & sexual offences29%
Anti-social behaviour19%
Vehicle crime8%
Robbery5%
Theft4%
Drug offences3%
Burglary2%

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 · 784m

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

C
31%
D
22%
E
4%
G
1%

Based on 58 properties · Confidence: high

Street mix

Semi 12%Terraced 33%Flat 56%

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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£186,750
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+5.6%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.0%

per year

Acceleration

+49.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached13.2%
Terraced36.8%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£92k+40.8%1.3
Post-dot-com plateau2001–2004£81k£165k+103.7%2.3
Pre-crash peak2005–2007£118k£172k+45.3%2.3
GFC & correction2010–2012£185k£185k+0%1
Help-to-Buy recovery2013–2015£145k£200k+37.9%2.3
Brexit uncertainty2017–2019£221k£210k-4.8%2
Pandemic surge2020–2021£178k£239k+34%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.3%
District
5.3%
Terraced+0% α
Local
4.1%
District
4.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
14.9 min walk
Barking

Nearby stations

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

36

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria63 min ↑
Waterloo58 min ↑
Canary Wharf ★42 min
City51 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)21
Nearest car park55m
Santander docks (800m)0
Nearest cycle dock6.6 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: 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: 11.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 5.0 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

31 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

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

89

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Lighterman (287 m)

Nearest supermarketWelcome · 410 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

403m

Post office

Nearby shops

B&G Convenience Store194 m
Ripple Supermarket938 m
S'n'K Food Mart978 m
Londis1.0 km

Nearby cafes

Brothers Cafe264 m
Thames Cafe395 m
Miorita977 m
The Spot977 m

Nearby restaurants

Chang Wah193 m
Atlantic Fish Bar434 m
Greedy Panda437 m
Monsoon Grill444 m

Nearby pubs

The Lighterman287 m
The Thatched House837 m
Beks Zone970 m

Nearby pharmacies

Day Lewis Pharmacy1.0 km

Nearby health

Riverside Clinic692 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

A

High street health

Investment

Investment grade, yield and market outlook

48

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

17.2

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,414m
Crossrail 2 route12,297m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,999 nationally

1,809

Est. population

8,297/km²

52%

Employed

31%

Degree educated

£35,500

Median income

11.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

33%
21%
25%
15%
Under 1833%
18–3421%
35–4925%
50–6415%
65+7%

Tenure

20%
16%
52%
Own outright9%
Own (mortgage)20%
Private rent16%
Social rent52%
Shared ownership3%
Rent free0%

Ethnicity

27%
22%
31%
White British27%
White Other11%
Asian22%
Black31%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine26%
No car household46%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent52%
Private rent16%

vs. London

Income vs London-15.5%

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)
4
Major developments (800m)
0
Planning apps (3 years)
1
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)

BARDAG SITE, BARDAG SITE, RIVER ROAD, BASTABLE AVENUE, IG1149 homes
completed
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 39 -49, Garages Rear of 39 -49, Charlton Crescent, Barking, IG11 0JS6 homes
completed
Garages Rear of 101-113, Garages Rear of 101-113, Roycraft Avenue, Barking, IG11 0NS6 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 0LE

Full postcodeIG11 0LE
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardThames View
Latitude51.527158
Longitude0.098909
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