Abbey · Barking and Dagenham · Barking constituency · 51.53525, 0.08335

IG11 7PJ— Abbey, Barking and Dagenham

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

High-connectivity investment target

 

Safety 64/100Transport 46/100~8% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
52
Safety
64
Schools
—
Transport
46
Environment
65
Investment
60

The bottom line

Less suited to Families.

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Location

IG11 7PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+153.0% vs London avg

Deep-dive guides for IG11 7PJ

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

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How IG11 7PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gascoigne Primary School

Not yet inspected · 4 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 4 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

164.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+122% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour21%
Robbery6%
Vehicle crime6%
Burglary5%
Drug offences3%
Theft3%

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 · 690m

Crime is +153% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,615/m²
Price per ft²£429/ft²
Avg floor area44.8 m²

EPC breakdown

C
11%
D
11%
E
2%

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£112,000
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
WallsSolid brick, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+5.3%

Total change

+226%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.5%

per year

Acceleration

-71.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£65k£65k+0%1
GFC & correction2011–2011£100k£100k+0%1
Pandemic surge2021–2021£185k£185k+0%1
Current market2025–2025£210k£210k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
6 min walk
Barking Rail Stationc2c · Suffragette
6 min walk
BarkingNational Rail
6 min walk
Upney Underground StationDistrict
16 min walk
East Ham Underground StationDistrict · Hammersmith & City
28 min walk
No bus stops within 400m

58

Walkability score

217

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

29

Car parks (800m)

0

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Lidl
141m
🅿️
Vicarage Field Shoppers Car Park
265m
🅿️
Upper Level Car Park
330m
🅿️
London Road Car Park
547m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 11.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 49%
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

17 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

38

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Victoria (255 m)

Nearest supermarketLituanica · 364 m
1 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)

337m

Post office

Nearby shops

New Westbury159 m
KTA Supermarket236 m
Las Fiebinti419 m
Meats Bazar429 m

Nearby cafes

Al's Diner217 m
Couleur Café304 m
Cafe Latte348 m
TSquare Restaurant414 m

Nearby restaurants

Tasty Chicken and Pizza92 m
Tomi's Kitchen105 m
Jerk Pit111 m
APR Chicken & Pizza154 m

Nearby pubs

The Victoria255 m
Kings Lounge451 m
Iyke455 m
The Spotted Dog532 m

Nearby gyms

The Gym381 m
Benita Yoga653 m
Barking & Dagenham Canoe Club716 m

Nearby pharmacies

Mayors Dispensing Chemist247 m
Day Lewis Pharmacy754 m

Nearby health

Tulasi Medical Centre167 m
The Child & Family Centre280 m
Abbey Medical Centre733 m
Victoria and Five Elms Medical Centre799 m
Food hygiene (5-star)28% of 205

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

60

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
7.7% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,289m
Crossrail 2 route11,100m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,571 nationally

1,107

Est. population

24,109/km²

73%

Employed

54%

Degree educated

£40,200

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

27

Community stability

Age profile

33%
32%
24%
Under 1833%
18–3432%
35–4924%
50–649%
65+2%

Tenure

15%
45%
33%
Own outright2%
Own (mortgage)6%
Private rent15%
Social rent45%
Shared ownership33%

Ethnicity

13%
33%
34%
White British10%
White Other13%
Asian33%
Black34%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household52%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Social rent45%
Private rent15%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
28
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)
1600
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, 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
Development Site, Public Car Park, AXE STREET, St Paul's Road, Barking93 homes
completed
87, 87, Axe Street, Barking, IG11 7NB40 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 7PJ

Full postcodeIG11 7PJ
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.535250
Longitude0.083348
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