Abbey · Barking and Dagenham · Barking constituency · 51.53730, 0.07323

IG11 7EP— Abbey, Barking and Dagenham

Location and area intelligence for IG11 7EP, Abbey, Barking and Dagenham

The family fortress

 

Schools 100%Safety 71/100Transport 38/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
71
Schools
60
Transport
38
Environment
69
Investment
32

The bottom line

IG11 7EP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 7EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 7EP

🛡️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 7EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Margarets CofE Primary School

Not yet inspected · 2 min walk

KS2: 110.5

—

Secondary

Greatfields School

Not yet inspected · 12 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 15 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

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.3km

Crime is +90% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build100.0%
Price per m²£9,144/m²
Price per ft²£850/ft²
Avg floor area71.3 m²

EPC breakdown

B
68%

Based on 68 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£178,250
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2024 · CAGR

+22.3%

Total change

+22%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£344k£344k+0%52
Current market2024–2024£420k£420k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

54

Walkability score

246

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

32

Car parks (800m)

0

EV chargers (800m)

Nearest car park73m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
London Road Car Park
327m
🅿️
Upper Level Car Park
570m
🅿️
Lidl
597m
🅿️
Vicarage Field Shoppers Car Park
653m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 55%
More green space than 85% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.8 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

13 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Iyke (372 m)

Nearest supermarketAsda · 277 m
7 tennis courts2 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)

565m

Post office

Nearby shops

Barking International8 m
Soud Buchery294 m
Meats Bazar309 m
Las Fiebinti425 m

Nearby cafes

Costa199 m
Zanzibar Foods288 m
Asda Café294 m
Barking Cafe313 m

Nearby restaurants

Nylah's Grill228 m
Pablo's Pizza260 m
Cristinaz262 m
De Roya lounge grill & bar272 m

Nearby pubs

Iyke372 m
Kings Lounge449 m
The Victoria497 m
The Spotted Dog657 m

Nearby gyms

Anytime Fitness83 m
The Gym400 m
Benita Yoga630 m
Barking & Dagenham Canoe Club771 m

Nearby health

Victoria and Five Elms Medical Centre448 m
The Child & Family Centre465 m
Abbey Medical Centre606 m
East Ham Dental Centre747 m
Food hygiene (5-star)29% of 109

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

32

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,024m
Crossrail 2 route10,378m

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)
8
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
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
Abbeville Apartments, 37, LONDON ROAD, London Road, Barking100 homes
completed
CAR PARK SITE, CAR PARK SITE, GEORGE STREET, WILLIAM STREET, NORTH STREET (80-82), IG1184 homes
completed
Kings House, 96, NORTH STREET, Barking, IG11 8FH79 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.8%
Ward turnout
62%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Manzoor HussainLabour
Regina RahmanLabour

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Key facts for IG11 7EP

Full postcodeIG11 7EP
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.537300
Longitude0.073232
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