Gascoigne · Barking and Dagenham · Barking constituency · 51.53346, 0.08710

IG11 7DW— Gascoigne, Barking and Dagenham

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

Urban convenience personified

 

Safety 80/100Transport 51/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
51
Safety
80
Schools
—
Transport
51
Environment
63
Investment
67

The bottom line

IG11 7DW offers low crime — a strong choice for Families.

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Location

IG11 7DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for IG11 7DW

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

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Postcode Personality

🚇 Hyper-Connected🔒 Very Safe

“Urban convenience personified”

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How IG11 7DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Greatfields Primary School

Not yet inspected · 4 min walk

—

Secondary

Greatfields School

Not yet inspected · 2 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other20%
Vehicle crime13%
Drug offences8%
Robbery5%
Theft4%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 402m

Crime is +5% 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£3,667/m²
Price per ft²£341/ft²
Avg floor area59.4 m²

EPC breakdown

C
13%
D
4%

Based on 17 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£148,500
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, filled cavity
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

1999–2024 · CAGR

+5.5%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.0%

per year

Acceleration

-49.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£58k£58k+0%1
Post-dot-com plateau2001–2004£72k£109k+52.1%1.5
Pre-crash peak2005–2006£143k£133k-6.5%1.5
GFC & correction2008–2012£130k£138k+5.8%1
Help-to-Buy recovery2014–2016£175k£253k+44.6%1.3
Brexit uncertainty2019–2019£165k£165k+0%2
Pandemic surge2020–2021£170k£200k+17.6%1
Rate-rise correction2022–2022£265k£265k+0%1
Current market2024–2024£220k£220k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.3%
District
5.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
10 min walk
Barking Rail Stationc2c · Suffragette
10 min walk
BarkingNational Rail
10 min walk
Upney Underground StationDistrict
14 min walk
Barking RiversideSuffragette
32 min walk
No bus stops within 400m

36

Walkability score

128

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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)12
Nearest car park126m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Lidl
467m
🅿️
Vicarage Field Shoppers Car Park
554m
🅿️
Upper Level Car Park
638m

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: 11.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.9 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

20 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Victoria (556 m)

Nearest supermarketLituanica · 692 m
1 tennis courts

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)

646m

Post office

Nearby shops

KTA Supermarket98 m
New Westbury186 m
S'n'K Food Mart525 m
Lotus551 m

Nearby cafes

Buon Appetito Cafe519 m
The Spot532 m
Miorita535 m
Al's Diner545 m

Nearby restaurants

The Fish Inn102 m
Golden Dragon104 m
APR Chicken & Pizza195 m
Peach Garden299 m

Nearby pubs

The Victoria556 m
Beks Zone562 m
Kings Lounge773 m
Iyke782 m

Nearby gyms

The Gym709 m

Nearby pharmacies

Mayors Dispensing Chemist95 m
Day Lewis Pharmacy556 m

Nearby health

Tulasi Medical Centre174 m
The Child & Family Centre589 m
Food hygiene (5-star)45% of 51

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

67

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
7.4% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

47.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,315m
Crossrail 2 route11,382m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,897 nationally

1,839

Est. population

21,903/km²

60%

Employed

38%

Degree educated

£37,500

Median income

7.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

31%
22%
24%
14%
Under 1831%
18–3422%
35–4924%
50–6414%
65+9%

Tenure

17%
19%
28%
23%
Own outright17%
Own (mortgage)19%
Private rent28%
Social rent23%
Shared ownership10%
Rent free2%

Ethnicity

18%
20%
37%
17%
White British18%
White Other20%
Asian37%
Black17%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household43%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
77
Development activity
high
Residential apps (800m)
40
Commercial apps (800m)
5
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)
1596
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

Gascoigne Estate East, KING EDWARDS ROAD1575 homes
completed
SITE OF, 149-163, SITE OF, 149-163, RIPPLE ROAD, WESTBURY ROAD/RIPPLE ROAD (LAND AT), IG1134 homes
completed
Site Of Former Kingsbridge Residential Home, Site Of Former Kingsbridge Residential Home, Wheelers Cross, Barking, IG1127 homes
completed
JACKSONS BUILDERS YARD, JACKSONS BUILDERS YARD, ST. ERKENWALD ROAD, IG11 7XB27 homes
completed
FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 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 7DW

Full postcodeIG11 7DW
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.533457
Longitude0.087101
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