Abbey · Barking and Dagenham · Barking constituency · 51.53592, 0.08022

IG11 7FS— Abbey, Barking and Dagenham

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

High-connectivity investment target

 

Safety 55/100Transport 48/100~10% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
51
Safety
55
Schools
—
Transport
48
Environment
63
Investment
65

The bottom line

Less suited to Families.

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Location

IG11 7FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+245.0% vs London avg

Deep-dive guides for IG11 7FS

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

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How IG11 7FS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gascoigne Primary School

Not yet inspected · 5 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 6 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

224.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+202% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour13%
Drug offences11%
Theft9%
Burglary6%
Robbery5%
Vehicle crime5%

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 · 879m

Crime is +245% above London average

Property

1 May

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 build0.0%
Price per m²£19,048/m²
Price per ft²£1,770/ft²
Avg floor area55.5 m²

EPC breakdown

B
12%
C
12%

Based on 24 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£138,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully triple glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2024 · CAGR

+-1%

Total change

-14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.9%

per year

Acceleration

-8.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2009£187k£149k-20.6%18
Help-to-Buy recovery2014–2016£160k£230k+43.8%2.3
Brexit uncertainty2017–2017£215k£215k+0%4
Pandemic surge2020–2020£195k£195k+0%1
Current market2024–2024£160k£160k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.6%
District
1.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

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
4.6 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
5 min walk
Barking Rail StationSuffragette · c2c
5 min walk
BarkingNational Rail
5 min walk
Upney Underground StationDistrict
19 min walk
East Ham Underground StationDistrict · Hammersmith & City
26 min walk
4 bus routes · 10 stops within 400m · 225 buses/hr peak

82

Walkability score

334

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 park89m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Lidl
89m
🅿️
Upper Level Car Park
240m
🅿️
Vicarage Field Shoppers Car Park
250m
🅿️
London Road Car Park
349m

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
NoiseLOW
none
Quieter 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: 40%
Above 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

15 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

39

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLituanica · 163 m
2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

244m

Post office

Nearby shops

Meats Bazar201 m
Soud Buchery218 m
Las Fiebinti243 m
New Westbury368 m

Nearby cafes

Couleur Café78 m
Al's Diner88 m
TSquare Restaurant185 m
Cafe Latte205 m

Nearby restaurants

Munchies110 m
Serkiz Ocakbasi123 m
Jerk Pit132 m
Tomi's Kitchen139 m

Nearby pubs

The Victoria74 m
Iyke260 m
Kings Lounge291 m
The Spotted Dog457 m

Nearby gyms

The Gym179 m
Benita Yoga551 m
Anytime Fitness584 m
Barking & Dagenham Canoe Club653 m

Nearby pharmacies

Mayors Dispensing Chemist475 m

Nearby health

The Child & Family Centre68 m
Tulasi Medical Centre378 m
Abbey Medical Centre603 m
Victoria and Five Elms Medical Centre619 m
Food hygiene (5-star)27% of 209

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

65

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
10.1% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,205m
Crossrail 2 route10,876m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,400 nationally

2,252

Est. population

15,279/km²

65%

Employed

53%

Degree educated

£40,800

Median income

6.5%

Claimant rate

Inner cityVery high densityRenters

23

Community stability

Age profile

30%
30%
27%
Under 1830%
18–3430%
35–4927%
50–649%
65+3%

Tenure

51%
31%
Own outright3%
Own (mortgage)12%
Private rent51%
Social rent31%
Shared ownership3%
Rent free0%

Ethnicity

14%
44%
21%
White British13%
White Other14%
Asian44%
Black21%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household74%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent51%
Social rent31%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
2
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)
2197
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 homes
completed
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

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 7FS

Full postcodeIG11 7FS
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.535917
Longitude0.080220
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