Barking Riverside · Barking and Dagenham · Barking constituency · 51.51956, 0.10709

IG11 0UX— Barking Riverside, Barking and Dagenham

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

Under-the-radar value

 

Schools 100%Safety 65/100Transport 17/100Yield 6.37%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
65
Schools
100
Transport
17
Environment
62
Investment
51

The bottom line

IG11 0UX offers exceptional schools (100% Good/Outstanding) and low crime at £254,250 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG11 0UX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-51.1% vs London avg
vs London income-10.7% vs London avg
vs London crime+149.0% vs London avg

Deep-dive guides for IG11 0UX

🛡️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 0UX 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 · 2 min walk

KS2: 106.1

★★★

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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+118% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences19%
Vehicle crime13%
Burglary9%
Robbery5%
Drug offences4%
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 · 1.7km

Crime is +149% 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.

£254,250

Median sale price

Bottom 25% — 51% below London median

£254,250 is 51% below the London median (£520,000)

-22.9%

This year

Flat

Dominant type

Price history

5-year change
+4.3%
Sales (24 months)6
New build0.0%
Avg flat£254,250
Price per m²£3,954/m²
Price per ft²£367/ft²
Avg floor area64.3 m²

EPC breakdown

B
75%
C
1%

Based on 76 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£212
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,840

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

6.8×

Price-to-income

£1,272/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£160,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+-1.2%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

-29.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£295k£255k-13.6%34.5
Rate-rise correction2023–2023£249k£249k+0%3
Current market2024–2026£243k£266k+9.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-0.1%
District
-0.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Abbey Wood (London)

Nearby stations

Barking RiversideSuffragette
8 min walk
Upney Underground StationDistrict
27 min walk
Becontree Underground StationDistrict
34 min walk
Gallions Reach DLR StationDLR
34 min walk
Barking Underground StationDistrict · Hammersmith & City
36 min walk
No bus stops within 400m

40

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria73 min ↑
Waterloo69 min ↑
Canary Wharf ★51 min
City58 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 park105m
Santander docks (800m)0
Nearest cycle dock7.1 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 — 4.0 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

32 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalBarking Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

1

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 (1.1 km)

Nearest supermarketCo-op Food · 95 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)

1.0km

Post office

Nearby shops

Meat & 2 Veg943 m
Chelmer Wines961 m

Nearby cafes

Eyeware Cafe120 m
Brothers Cafe758 m

Nearby restaurants

River Restaurant562 m
Deveci Fish Bar955 m
Empire Chinese Take Away966 m
Greedy Panda1.0 km

Nearby pubs

The Lighterman1.1 km

Nearby pharmacies

Britannia Pharmacy111 m

Nearby health

Riverside Clinic990 m
Food hygiene (5-star)42% of 24

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

51

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
6.4% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

55.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,333m
Crossrail 2 route13,024m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,260 nationally

1,198

Est. population

1,323/km²

82%

Employed

60%

Degree educated

£37,500

Median income

8.3%

Claimant rate

SuburbanLow densityOwner occupiers / families

49

Community stability

Age profile

30%
33%
31%
Under 1830%
18–3433%
35–4931%
50–646%
65+1%

Tenure

61%
13%
14%
Own outright1%
Own (mortgage)61%
Private rent13%
Social rent10%
Shared ownership14%

Ethnicity

20%
31%
28%
White British12%
White Other20%
Asian31%
Black28%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household27%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent13%
Social rent10%

vs. London

Income vs London-10.7%
Price vs London-51.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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
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 (£254,250)

£212

Standard buyer

£0

First-time buyer

Save £212

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 0UX

Full postcodeIG11 0UX
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardBarking Riverside
Latitude51.519556
Longitude0.107093
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