Abbey · Barking and Dagenham · Barking constituency · 51.53657, 0.08106

IG11 7PG— Abbey, Barking and Dagenham

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

Urban convenience personified

 

Safety 27/100Transport 49/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
40
Safety
27
Schools
—
Transport
49
Environment
63
Investment
76

The bottom line

Less suited to Families.

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Location

IG11 7PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+508.0% vs London avg

Deep-dive guides for IG11 7PG

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

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Postcode Personality

🚇 Well-Connected⚠️ High crime

“Urban convenience personified”

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How IG11 7PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gascoigne Primary School

Not yet inspected · 6 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

394.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+433% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences16%
Anti-social behaviour11%
Drug offences10%
Theft9%
Robbery8%
Vehicle crime5%
Burglary4%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 900m

Crime is +508% above London average

Property

Prices, sales volume and market trends

Avg floor area66.5 m²

EPC breakdown

C
2%
D
7%
E
3%
F
2%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 36%Flat 64%

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£166,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation
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

1995–2018 · CAGR

+2.8%

Total change

+88%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

-20.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 10 sales

Property Type Mix

Total: 10 sales

Terraced30%
Flat/maisonette70%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£53k-49.5%1
Post-dot-com plateau2003–2003£88k£88k+0%2
GFC & correction2012–2012£97k£97k+0%2
Help-to-Buy recovery2013–2014£125k£170k+36%1
Brexit uncertainty2018–2018£197k£197k+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%
District
1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
4 min walk
Barking Rail StationSuffragette · c2c
4 min walk
BarkingNational Rail
4 min walk
Upney Underground StationDistrict
18 min walk
East Ham Underground StationDistrict · Hammersmith & City
26 min walk
4 bus routes · 10 stops within 400m · 285 buses/hr peak

82

Walkability score

299

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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park94m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Lidl
94m
🅿️
Upper Level Car Park
156m
🅿️
Vicarage Field Shoppers Car Park
158m
🅿️
London Road Car Park
331m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

14 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 · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

39

Restaurants (800m)

16

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketLituanica · 151 m
2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

160m

Post office

Nearby shops

Las Fiebinti204 m
Meats Bazar255 m
Soud Buchery276 m
New Westbury373 m

Nearby cafes

Al's Diner5 m
Couleur Café121 m
Cafe Latte141 m
Barking Cafe207 m

Nearby restaurants

Munchies39 m
Serkiz Ocakbasi49 m
Jerk Pit106 m
Subway111 m

Nearby pubs

The Victoria166 m
Iyke238 m
Kings Lounge242 m
The Spotted Dog376 m

Nearby gyms

The Gym167 m
Anytime Fitness629 m
Benita Yoga644 m
Barking & Dagenham Canoe Club743 m

Nearby pharmacies

Mayors Dispensing Chemist459 m

Nearby health

The Child & Family Centre158 m
Tulasi Medical Centre381 m
Abbey Medical Centre542 m
Victoria and Five Elms Medical Centre587 m
Food hygiene (5-star)28% of 214

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

76

Investment score

Strong

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

33.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,298m
Crossrail 2 route10,927m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,665 nationally

1,266

Est. population

11,856/km²

58%

Employed

42%

Degree educated

£40,800

Median income

14.0%

Claimant rate

Inner cityHigh densityRenters

25

Community stability

Age profile

30%
26%
25%
14%
Under 1830%
18–3426%
35–4925%
50–6414%
65+6%

Tenure

13%
15%
58%
14%
Own outright13%
Own (mortgage)14%
Private rent58%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

20%
55%
White British8%
White Other20%
Asian55%
Black9%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household65%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent58%
Social rent14%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
42
Development activity
high
Residential apps (800m)
15
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)
1591
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
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
Development Site, Public Car Park, AXE STREET, St Paul's Road, Barking93 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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Compare Barking and Dagenham with nearby boroughs:

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Key facts for IG11 7PG

Full postcodeIG11 7PG
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.536568
Longitude0.081057
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