Barking Riverside · Barking and Dagenham · Barking constituency · 51.52625, 0.10998

IG11 0LS— Barking Riverside, Barking and Dagenham

Location and area intelligence for IG11 0LS, Barking Riverside, Barking and Dagenham

Under-the-radar value

 

Schools 100%Safety 80/100Transport 22/100Yield 11.53%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
80
Schools
100
Transport
22
Environment
62
Investment
53

The bottom line

IG11 0LS offers exceptional schools (100% Good/Outstanding) and low crime at £140,500 median — strong value for Families who can accept its trade-offs.

The catches: 47 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 0LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-73.0% vs London avg
vs London income-15.5% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for IG11 0LS

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

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“Under-the-radar value”

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How IG11 0LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Thames View Infants

Outstanding · Inspected Jun 2024 · 4 min walk

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 10 min walk

P8: +0.79A8: 54.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.4 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences41%
Other25%
Anti-social behaviour19%
Vehicle crime8%
Burglary3%
Robbery2%
Drug offences1%
Theft1%

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 · 1.5km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£140,500

Median sale price

Bottom 25% — 73% below London median

£140,500 is 73% below the London median (£520,000)

-11.9%

This year

Flat

Dominant type

Price history

5-year change
-11.9%
Sales (24 months)6
New build0.0%
Avg flat£140,500
Price per m²£2,728/m²
Price per ft²£253/ft²
Avg floor area51 m²

EPC breakdown

C
10%
D
21%
E
4%
F
4%

Based on 39 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£4,215

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

4.0×

Price-to-income

£703/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£127,500
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
Roof(another dwelling above)
Heating fuelelectricity (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

2007–2025 · CAGR

+2.5%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

+13.21

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£90k£90k+0%1
Help-to-Buy recovery2015–2016£114k£160k+40.4%1
Current market2024–2025£140k£141k+0.7%3

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

26

Walkability score

48

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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)103
Nearest car park446m
Santander docks (800m)0
Nearest cycle dock7.4 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: 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: 12.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 4.6 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

DR BK JAISWAL'S PRACTICE

WOODWARD ROAD, RM9 4SR

22 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalBarking Community Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lighterman (602 m)

Nearest supermarketCostcutter · 482 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)

481m

Post office

Nearby shops

Meat & 2 Veg271 m
Chelmer Wines279 m
Aafio Mini Market945 m
Lodge Food & Wine957 m

Nearby cafes

Eyeware Cafe653 m
Brothers Cafe664 m
Savoy Cafe932 m

Nearby restaurants

Deveci Fish Bar276 m
Empire Chinese Take Away282 m
Greedy Panda466 m
Monsoon Grill473 m

Nearby pubs

The Lighterman602 m
The Thatched House788 m
The Ship and Shovel821 m

Nearby pharmacies

Britannia Pharmacy662 m
Maplestead Pharmacy963 m

Nearby health

Riverside Clinic256 m
Food hygiene (5-star)33% of 40

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

53

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
11.5% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score12/100
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

38.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,941m
Crossrail 2 route13,072m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,644 nationally

2,091

Est. population

9,476/km²

54%

Employed

33%

Degree educated

£35,500

Median income

8.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

36%
20%
22%
16%
Under 1836%
18–3420%
35–4922%
50–6416%
65+6%

Tenure

20%
15%
55%
Own outright10%
Own (mortgage)20%
Private rent15%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

24%
26%
34%
White British24%
White Other9%
Asian26%
Black34%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine26%
No car household39%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent55%
Private rent15%

vs. London

Income vs London-15.5%
Price vs London-73.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
60%
Historic landfill (400m)
1
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
290 homes · City East, Phase 2 plots 2.11 and 2.12, City East, Phase 2 plots 2.11 and 2.12, Renwick Road, IG11 0JP
Pipeline pressure
NONE

Named schemes (500m)

PHASE 2A BARKING REACH ZONES 5A,10,12,13, SOUTH OF, PHASE 2A BARKING REACH ZONES 5A,10,12,13, SOUTH OF, THAMES ROAD, RENWICK ROAD (WEST OF), IG11140 homes
completed
PHASE 2A BARKING REACH (ZONES 6,7 & 8), LAND SOUTH OF, PHASE 2A BARKING REACH (ZONES 6,7 & 8), LAND SOUTH OF, THAMES ROAD, RENWICK ROAD (WEST OF), IG1188 homes
completed
PHASE 2A BARKING REACH (ZONE 11), LAND SOUTH OF, PHASE 2A BARKING REACH (ZONE 11), LAND SOUTH OF, THAMES ROAD, RENWICK ROAD, IG1156 homes
completed
BARKING REACH PHASE2 A (ZONES 1 & 2), BARKING REACH PHASE2 A (ZONES 1 & 2), THAMES ROAD, IG1153 homes
completed
PHASE 2A (ZONES 3/4), LAND SOUTH OF, PHASE 2A (ZONES 3/4), LAND SOUTH OF, THAMES ROAD, RENWICK ROAD (WEST OF), IG1144 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.9%
Ward turnout
81%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Josie ChannerLabour
Cameron GeddesLabour
Marion Lesley HullLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£140,500)

£0

Standard buyer

£0

First-time buyer

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 IG11 0LS

Full postcodeIG11 0LS
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardBarking Riverside
Latitude51.526249
Longitude0.109982
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