Barking Riverside · Barking and Dagenham · Barking constituency · 51.52082, 0.10790

IG11 0TH— Barking Riverside, Barking and Dagenham

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

Buy before others notice

 

Schools 100%Safety 84/100Transport 19/100Yield 6.11%

Best for: Families, Investors

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

Liveability
53
Safety
84
Schools
100
Transport
19
Environment
62
Investment
72

The bottom line

IG11 0TH offers exceptional schools (100% Good/Outstanding) and low crime at £265,000 median — strong value for Families and Investors 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 0TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-49.0% vs London avg
vs London income-10.7% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for IG11 0TH

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

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How IG11 0TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

George Carey Church of England Primary School

Not yet inspected · 1 min walk

KS2: 106.1

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 9 min walk

P8: +0.79A8: 54.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.9 incidents per 1,000 residents

Better than 68% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences31%
Other22%
Anti-social behaviour19%
Vehicle crime13%
Drug offences6%
Theft4%
Burglary3%
Robbery1%

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 · 1.7km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

£265,000

Median sale price

Bottom 25% — 49% below London median

£265,000 is 49% below the London median (£520,000)

-8.0%

This year

Flat

Dominant type

Price history

5-year change
+32.5%
Sales (24 months)11
New build0.0%
Avg flat£265,000
Price per m²£3,389/m²
Price per ft²£315/ft²
Avg floor area77.9 m²

EPC breakdown

A
1%
B
87%
C
22%

Based on 110 properties · Confidence: high

Street mix

Terraced 12%Flat 88%

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£750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,700

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

7.1×

Price-to-income

£1,326/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£194,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2026 · CAGR

+4.1%

Total change

+62%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+23.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 98 sales

Property Type Mix

Total: 98 sales

Terraced12.2%
Flat/maisonette87.8%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£168k£255k+51.8%23.7
Brexit uncertainty2017–2019£251k£275k+9.6%3.3
Pandemic surge2021–2021£200k£200k+0%3
Rate-rise correction2023–2023£310k£310k+0%3
Current market2024–2026£270k£272k+0.6%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 12yr 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 Volume35
Seasonal Timing0
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
Abbey Wood (London)

Nearby stations

Barking RiversideSuffragette
7 min walk
Upney Underground StationDistrict
25 min walk
Becontree Underground StationDistrict
32 min walk
Barking Underground StationDistrict · Hammersmith & City
35 min walk
Barking Rail StationSuffragette · c2c
35 min walk
No bus stops within 400m

40

Walkability score

115

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)103
Nearest car park163m
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 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: 12.5 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 4.1 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

ABBEY WOOD SURGERY

9 GODSTOW ROAD, ABBEY WOOD, SE2 9AT

34 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

0

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 (960 m)

No restaurants within 800m — nearest: River Restaurant (695 m)

Nearest supermarketCo-op Food · 57 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)

907m

Post office

Nearby shops

Meat & 2 Veg793 m
Chelmer Wines811 m

Nearby cafes

Eyeware Cafe32 m
Brothers Cafe690 m

Nearby restaurants

River Restaurant695 m
Deveci Fish Bar805 m
Empire Chinese Take Away816 m
Greedy Panda915 m

Nearby pubs

The Lighterman960 m

Nearby pharmacies

Britannia Pharmacy41 m

Nearby health

Riverside Clinic845 m
Food hygiene (5-star)32% of 22

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

72

Investment score

Strong

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

60.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,461m
Crossrail 2 route13,047m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,820 nationally

1,584

Est. population

20,853/km²

72%

Employed

49%

Degree educated

£37,500

Median income

9.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

36%
24%
29%
Under 1836%
18–3424%
35–4930%
50–649%
65+1%

Tenure

25%
25%
45%
Own outright2%
Own (mortgage)25%
Private rent25%
Social rent45%
Shared ownership3%
Rent free0%

Ethnicity

21%
47%
White British10%
White Other13%
Asian21%
Black47%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household30%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Social rent45%
Private rent25%

vs. London

Income vs London-10.7%
Price vs London-49.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
5
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)
0
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)

City East, Phase 2 plots 2.11 and 2.12, City East, Phase 2 plots 2.11 and 2.12, Renwick Road, IG11 0JP290 homes
completed
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
Barking Riverside Area, Barking Riverside Area, Renwick Road, Barking, IG1193 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
Barking Riverside, Area 2.22.2, Barking Riverside, Area 2.22.2, Renwick Road, Barking, IG1183 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 (£265,000)

£750

Standard buyer

£0

First-time buyer

Save £750

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 0TH

Full postcodeIG11 0TH
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardBarking Riverside
Latitude51.520819
Longitude0.107901
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