Gascoigne · Barking and Dagenham · Barking constituency · 51.53459, 0.07973

IG11 7AF— Gascoigne, Barking and Dagenham

Location and area intelligence for IG11 7AF, Gascoigne, Barking and Dagenham

Urban convenience personified

 

Safety 81/100Transport 45/100~6% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
53
Safety
81
Schools
—
Transport
45
Environment
63
Investment
60

The bottom line

IG11 7AF offers low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

IG11 7AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for IG11 7AF

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

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Postcode Personality

🚇 Well-Connected🔒 Very Safe

“Urban convenience personified”

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How IG11 7AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gascoigne Primary School

Not yet inspected · 3 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 5 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.9 incidents per 1,000 residents

Better than 54% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Vehicle crime16%
Anti-social behaviour12%
Drug offences8%
Burglary6%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 800m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,122/m²
Price per ft²£476/ft²
Avg floor area52.5 m²

EPC breakdown

B
30%
C
49%

Based on 79 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£131,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+2.1%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.4%

per year

Acceleration

-22.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 71 sales

Property Type Mix

Total: 71 sales

Terraced2.8%
Flat/maisonette97.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£167k£167k+0%26
Pre-crash peak2005–2007£132k£152k+14.8%2.3
GFC & correction2008–2011£142k£157k+10.7%1.3
Help-to-Buy recovery2013–2016£153k£225k+47.5%3.5
Brexit uncertainty2017–2019£247k£203k-18%2.7
Pandemic surge2020–2021£92k£168k+81.7%1.5
Rate-rise correction2022–2023£228k£260k+14.3%2.5
Current market2024–2026£240k£265k+10.4%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.5%
District
2.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Barking Underground StationDistrict line
6.4 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
7 min walk
Barking Rail Stationc2c · Suffragette
7 min walk
BarkingNational Rail
7 min walk
Upney Underground StationDistrict
20 min walk
East Ham Underground StationDistrict · Hammersmith & City
25 min walk
No bus stops within 400m

63

Walkability score

326

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★36 min
City41 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

35

Car parks (800m)

0

EV chargers (800m)

Nearest car park59m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Lidl
178m
🅿️
Vicarage Field Shoppers Car Park
389m
🅿️
Upper Level Car Park
391m
🅿️
London Road Car Park
466m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 km

Energy

Solar: 858 kWh/kWp/yr

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 yield858.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

17 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

36

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLituanica · 295 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

394m

Post office

Nearby shops

Meats Bazar252 m
Soud Buchery258 m
New Westbury343 m
Las Fiebinti382 m

Nearby cafes

Couleur Café197 m
Al's Diner234 m
TSquare Restaurant240 m
Zanzibar Foods260 m

Nearby restaurants

The Barge Aground212 m
Jerk Pit221 m
Tomi's Kitchen224 m
Tasty Chicken and Pizza225 m

Nearby pubs

The Victoria83 m
Iyke387 m
Kings Lounge433 m
The Spotted Dog608 m

Nearby gyms

The Gym309 m
Benita Yoga415 m
Barking & Dagenham Canoe Club506 m
Anytime Fitness606 m

Nearby pharmacies

Mayors Dispensing Chemist472 m

Nearby health

The Child & Family Centre117 m
Tulasi Medical Centre355 m
Victoria and Five Elms Medical Centre741 m
Abbey Medical Centre747 m
Food hygiene (5-star)29% of 188

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

60

Investment score

Good

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,071m
Crossrail 2 route10,859m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,396 nationally

2,205

Est. population

11,242/km²

57%

Employed

35%

Degree educated

£40,200

Median income

14.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

38%
20%
25%
Under 1838%
18–3420%
35–4925%
50–6411%
65+5%

Tenure

16%
26%
50%
Own outright4%
Own (mortgage)16%
Private rent26%
Social rent50%
Shared ownership4%
Rent free0%

Ethnicity

15%
15%
23%
36%
White British14%
White Other15%
Asian23%
Black36%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household48%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent50%
Private rent26%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
3
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)
2712
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Town Square, Phase 1, TOWN SQUARE, Barking246 homes
completed
Gascoigne Estate West, ABBEY ROAD, IG11201 homes
completed
ST ANN'S, GASCOIGNE ESTATE, ST ANN'S, GASCOIGNE ESTATE, ST PAULS ROAD, IG11 7A125 homes
completed
Abbeville Apartments, 37, LONDON ROAD, London Road, Barking100 homes
completed
Development Site, Public Car Park, AXE STREET, St Paul's Road, Barking93 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.8%
Ward turnout
85%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Moin Ali QuadriGreen
Nazrul Islam KaziGreen
Alison CormackLabour

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Key facts for IG11 7AF

Full postcodeIG11 7AF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.534595
Longitude0.079727
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