Gascoigne · Barking and Dagenham · Barking constituency · 51.53281, 0.07470

IG11 7BF— Gascoigne, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 71/100Transport 34/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
71
Schools
60
Transport
34
Environment
70
Investment
58

The bottom line

IG11 7BF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG11 7BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for IG11 7BF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How IG11 7BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.4

—

Secondary

Greatfields School

Not yet inspected · 9 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

123.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+67% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime10%
Drug offences10%
Burglary4%
Robbery4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.0km

Crime is +90% above London average

Property

Prices, sales volume and market trends

Avg floor area57 m²

EPC breakdown

B
4%
C
14%
D
4%

Based on 22 properties · Confidence: medium

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£142,500
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 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

2004–2023 · CAGR

+1.4%

Total change

+30%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

-10.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£192k£192k+0%23
Pre-crash peak2007–2007£180k£180k+0%1
GFC & correction2008–2009£170k£129k-24.1%1.5
Help-to-Buy recovery2013–2016£150k£265k+76.7%1.5
Brexit uncertainty2017–2019£263k£234k-10.9%1.3
Pandemic surge2021–2021£270k£270k+0%1
Rate-rise correction2022–2023£275k£251k-8.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.4%
District
1.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Barking Underground StationDistrict line
10.2 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

47

Walkability score

225

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria60 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City45 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

30

Car parks (800m)

1

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Lidl
574m
🅿️
London Road Car Park
667m
🅿️
Upper Level Car Park
736m
🅿️
Vicarage Field Shoppers Car Park
765m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

19 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Victoria (446 m)

Nearest supermarketAsda · 528 m
7 tennis courts3 sports halls

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)

737m

Post office

Nearby shops

Nisa Local184 m
Soud Buchery417 m
Meats Bazar434 m
Barking International517 m

Nearby cafes

Galleon45 m
Triple Two158 m
Zanzibar Foods408 m
Costa434 m

Nearby restaurants

The Boathouse Café and Bar165 m
The Barge Aground382 m
De Roya lounge grill & bar425 m
Cristinaz445 m

Nearby pubs

The Victoria446 m
Iyke633 m
Kings Lounge711 m
The Spotted Dog928 m

Nearby gyms

Benita Yoga128 m
Barking & Dagenham Canoe Club265 m
Anytime Fitness520 m
The Gym584 m

Nearby health

The Child & Family Centre450 m
Tulasi Medical Centre712 m
East Ham Dental Centre744 m
Victoria and Five Elms Medical Centre903 m
Food hygiene (5-star)33% of 98

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

A

High street health

Investment

Investment grade, yield and market outlook

58

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
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

30.9

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,695m
Crossrail 2 route10,539m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,112 nationally

2,456

Est. population

9,416/km²

70%

Employed

52%

Degree educated

£40,200

Median income

10.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

31

Community stability

Age profile

32%
28%
29%
Under 1832%
18–3428%
35–4929%
50–6410%
65+2%

Tenure

16%
36%
43%
Own outright3%
Own (mortgage)16%
Private rent36%
Social rent43%
Shared ownership2%

Ethnicity

14%
20%
22%
33%
White British14%
White Other20%
Asian22%
Black34%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household50%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent43%
Private rent36%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
1128
Largest scheme
597 homes · Abbey Retail Park, Abbey Retail Park, ABBEY ROAD, Barking
Pipeline pressure
NONE

Named schemes (500m)

Abbey Retail Park, Abbey Retail Park, ABBEY ROAD, Barking597 homes
completed
Fresh Wharf Estate, Fresh Wharf Estate, Fresh Wharf Road, Barking, IG11 7BG531 homes
completed
Street Record, 98-178, SPRING PLACE, Barking254 homes
completed
Gascoigne Estate West, ABBEY ROAD, IG11201 homes
completed
Hewetts Quay And Adjacent Properties, Hewetts Quay And Adjacent Properties, Abbey Road, River Roding, Barking, IG11 7BT120 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 7BF

Full postcodeIG11 7BF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.532813
Longitude0.074701
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