Gascoigne · Barking and Dagenham · Barking constituency · 51.53052, 0.07938

IG11 7JS— Gascoigne, Barking and Dagenham

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

London's quiet achiever

 

Safety 81/100Transport 28/100~7% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
45
Safety
81
Schools
—
Transport
28
Environment
67
Investment
55

The bottom line

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

The catches: 49 min to canary wharf — above average for this zone and 11 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 7JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

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

Deep-dive guides for IG11 7JS

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How IG11 7JS 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 · 6 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 13 min walk

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 639m

Crime is 8% below London average

Property

2 Jul

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£3,507/m²
Price per ft²£326/ft²
Avg floor area71.4 m²

EPC breakdown

B
1%
C
28%
D
10%
E
2%

Based on 41 properties · Confidence: high

Street mix

Terraced 14%Flat 86%

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£178,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

+1.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 30 sales

Property Type Mix

Total: 30 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£55k£55k+0%2
Post-dot-com plateau2001–2004£58k£133k+128.4%2
Pre-crash peak2006–2007£116k£150k+29.3%1.5
GFC & correction2008–2012£119k£125k+5%1
Help-to-Buy recovery2013–2016£130k£199k+53.2%2.2
Pandemic surge2020–2021£230k£238k+3.3%1.5
Rate-rise correction2022–2023£221k£250k+13.1%1
Current market2024–2025£240k£235k-2.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
11.8 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

39

Walkability score

238

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria67 min ↑
Waterloo63 min ↑
Canary Wharf ★49 min
City54 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

26

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)12
Nearest car park197m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Lidl
602m

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: 10.7 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

22 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 · 1.6 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

78

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Victoria (537 m)

Nearest supermarketLituanica · 746 m
1 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)

843m

Post office

Nearby shops

Nisa Local232 m
New Westbury533 m
KTA Supermarket628 m
Soud Buchery657 m

Nearby cafes

Galleon389 m
Triple Two569 m
Couleur Café649 m
Zanzibar Foods653 m

Nearby restaurants

The Boathouse Café and Bar268 m
APR Chicken & Pizza527 m
The Barge Aground605 m
Golden Dragon613 m

Nearby pubs

The Victoria537 m
Iyke833 m
Kings Lounge886 m
The Spotted Dog1.1 km

Nearby gyms

Barking & Dagenham Canoe Club222 m
Benita Yoga296 m
Power League - 5 A Side Football625 m
The Gym759 m

Nearby pharmacies

Mayors Dispensing Chemist644 m

Nearby health

Tulasi Medical Centre541 m
The Child & Family Centre568 m
Victoria and Five Elms Medical Centre1.2 km
Abbey Medical Centre1.2 km
Food hygiene (5-star)37% of 90

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

55

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score15/100
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

43.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,713m
Crossrail 2 route10,899m

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

SuburbanHigh 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)
7
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2115
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

Gascoigne Estate East, KING EDWARDS ROAD1575 homes
completed
Street Record, 98-178, SPRING PLACE, Barking254 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
Abbey Park Industrial Estate, 52, ABBEY ROAD, Barking118 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 7JS

Full postcodeIG11 7JS
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.530518
Longitude0.079383
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