Thames View · Barking and Dagenham · Barking constituency · 51.52896, 0.10767

IG11 0PP— Thames View, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 27/100~6% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
80
Schools
100
Transport
27
Environment
59
Investment
54

The bottom line

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

The catches: 47 min to canary wharf — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 0PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 0PP

🛡️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 0PP 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 · 3 min walk

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 14 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 · 59 min walk

5 primaries · 0 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 · 1.3km

Crime is +4% 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£5,889/m²
Price per ft²£547/ft²
Avg floor area51.3 m²

EPC breakdown

C
10%
D
25%

Based on 35 properties · Confidence: high

Street mix

Terraced 71%Flat 29%

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£128,250
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)
RoofPitched, no insulation (assumed)
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

2000–2024 · CAGR

+5.1%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.8%

per year

Acceleration

+159.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Terraced70.8%
Flat/maisonette29.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%1
Post-dot-com plateau2001–2004£92k£168k+82.9%1.2
Pre-crash peak2006–2007£175k£195k+11.4%2
GFC & correction2008–2011£210k£67k-68.4%1
Help-to-Buy recovery2013–2016£175k£217k+23.7%1.8
Pandemic surge2021–2021£291k£291k+0%1
Rate-rise correction2022–2022£130k£130k+0%1
Current market2024–2024£265k£265k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
2%
District
2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 Underground StationDistrict line
13.6 min walk
Barking

Nearby stations

Upney Underground StationDistrict
14 min walk
Barking RiversideSuffragette
15 min walk
Becontree Underground StationDistrict
23 min walk
Barking Underground StationDistrict · Hammersmith & City
27 min walk
Barking Rail StationSuffragette · c2c
27 min walk
No bus stops within 400m

41

Walkability score

62

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)

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Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park311m
Santander docks (800m)0
Nearest cycle dock7.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 12.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 43%
Below 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

25 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 · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

8

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 (378 m)

Nearest supermarketCostcutter · 208 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)

243m

Post office

Nearby shops

Chelmer Wines468 m
Meat & 2 Veg475 m
B&G Convenience Store643 m
Aafio Mini Market675 m

Nearby cafes

Brothers Cafe656 m
Savoy Cafe661 m
Eyeware Cafe938 m

Nearby restaurants

Monsoon Grill209 m
Greedy Panda211 m
Atlantic Fish Bar235 m
Empire Chinese Take Away466 m

Nearby pubs

The Lighterman378 m
The Thatched House455 m
The Ship and Shovel744 m

Nearby pharmacies

Maplestead Pharmacy694 m
Britannia Pharmacy946 m

Nearby health

Riverside Clinic94 m
Food hygiene (5-star)30% of 53

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

54

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

39.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,006m
Crossrail 2 route12,865m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
3
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)
3
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
140 homes · 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), IG11
Pipeline pressure
NONE

Named schemes (500m)

Blue Shore Apartments, 207, BASTABLE AVENUE, Barking23 homes
completed
Land Rear Of, 75 - 77, WIVENHOE ROAD20 homes
completed
Garages rear of 11 - 27, Garages rear of 11 - 27, Alderman Avenue, Barking, IG11 0LH8 homes
completed
Land adjacent 38, Land adjacent 38, Glenmore Way, Barking, IG11 0LY1 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 0PP

Full postcodeIG11 0PP
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardThames View
Latitude51.528961
Longitude0.107671
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