Gascoigne · Barking and Dagenham · Barking constituency · 51.53281, 0.07794

IG11 7LP— Gascoigne, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 35/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
71
Schools
60
Transport
35
Environment
64
Investment
58

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 7LP

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 7LP

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG11 7LP 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 · 2 min walk

KS2: 109.4

—

Secondary

Greatfields School

Not yet inspected · 6 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 · 13 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 801m

Crime is +90% above London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

C
23%
D
12%
E
4%
F
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 9%Flat 91%

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£141,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
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

2002–2022 · CAGR

+6%

Total change

+218%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

+9.87

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 28 sales

Property Type Mix

Total: 28 sales

Terraced10.7%
Flat/maisonette89.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£65k£114k+75.4%1.7
Pre-crash peak2005–2006£108k£110k+1.9%2
GFC & correction2008–2012£165k£113k-31.5%1.7
Help-to-Buy recovery2013–2016£119k£173k+45.1%2
Brexit uncertainty2017–2019£188k£225k+20%1.7
Pandemic surge2021–2021£205k£205k+0%2
Rate-rise correction2022–2022£207k£207k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.1%
District
4.1%

CAGR over 18yr 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 Velocity40
Trend Position75

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

Nearby stations

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

50

Walkability score

275

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

34

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)12
Nearest car park90m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Lidl
410m
🅿️
Upper Level Car Park
620m
🅿️
Vicarage Field Shoppers Car Park
623m
🅿️
London Road Car Park
639m

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: 10.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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 · 1.6 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

97

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketAsda · 502 m
7 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

623m

Post office

Nearby shops

Nisa Local163 m
Soud Buchery387 m
Meats Bazar394 m
New Westbury481 m

Nearby cafes

Galleon182 m
Triple Two374 m
Zanzibar Foods382 m
TSquare Restaurant390 m

Nearby restaurants

The Boathouse Café and Bar203 m
The Barge Aground336 m
De Roya lounge grill & bar405 m
Cristinaz427 m

Nearby pubs

The Victoria306 m
Iyke577 m
Kings Lounge639 m
The Spotted Dog833 m

Nearby gyms

Benita Yoga190 m
Barking & Dagenham Canoe Club273 m
The Gym508 m
Anytime Fitness636 m

Nearby pharmacies

Mayors Dispensing Chemist615 m

Nearby health

The Child & Family Centre328 m
Tulasi Medical Centre493 m
Victoria and Five Elms Medical Centre906 m
Abbey Medical Centre948 m
Food hygiene (5-star)33% of 156

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 score20/100
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

36.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,839m
Crossrail 2 route10,762m

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)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
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)
4
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2712
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

Fresh Wharf Estate, Fresh Wharf Estate, Fresh Wharf Road, Barking, IG11 7BG531 homes
completed
Street Record, 98-178, SPRING PLACE, Barking254 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

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 7LP

Full postcodeIG11 7LP
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.532810
Longitude0.077945
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey