Abbey · Barking and Dagenham · Barking constituency · 51.53475, 0.08498

IG11 7PL— Abbey, Barking and Dagenham

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

Urban convenience personified

 

Safety 80/100Transport 54/100~7% yield · indicativeOnly 3 sales — thin data

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
57
Safety
80
Schools
—
Transport
54
Environment
63
Investment
72

The bottom line

IG11 7PL offers low crime — a strong choice for Families and Investors.

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Location

IG11 7PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for IG11 7PL

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

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Postcode Personality

🚇 Hyper-Connected🔒 Very Safe

“Urban convenience personified”

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How IG11 7PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Greatfields Primary School

Not yet inspected · 4 min walk

—

Secondary

Greatfields School

Not yet inspected · 3 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other20%
Vehicle crime13%
Drug offences8%
Robbery5%
Theft4%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 588m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£3,905/m²
Price per ft²£363/ft²
Avg floor area64.8 m²

EPC breakdown

C
21%
D
13%
E
1%
F
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 44%Flat 57%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£162,000
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
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+3.3%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.2%

per year

Acceleration

-25.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 22 sales

Property Type Mix

Total: 22 sales

Terraced40.9%
Flat/maisonette59.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£85k£85k+0%1
Post-dot-com plateau2002–2004£140k£91k-35.2%1
Pre-crash peak2005–2005£170k£170k+0%2
GFC & correction2010–2012£100k£226k+126%1.7
Help-to-Buy recovery2013–2016£120k£180k+50%1.7
Brexit uncertainty2018–2018£210k£210k+0%1
Pandemic surge2020–2020£196k£196k+0%2
Rate-rise correction2022–2022£203k£203k+0%1
Current market2025–2026£230k£202k-12.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5%
District
5%
Terraced+0% α
Local
4.6%
District
4.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Barking Underground StationDistrict line
6.9 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
7 min walk
Barking Rail StationSuffragette · c2c
7 min walk
BarkingNational Rail
7 min walk
Upney Underground StationDistrict
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
30 min walk
No bus stops within 400m

50

Walkability score

165

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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)12
Nearest car park231m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Lidl
268m
🅿️
Vicarage Field Shoppers Car Park
355m
🅿️
Upper Level Car Park
435m
🅿️
London Road Car Park
669m

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: 11.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 61%
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

18 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Victoria (374 m)

Nearest supermarketLituanica · 489 m
1 tennis courts

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)

442m

Post office

Nearby shops

New Westbury84 m
KTA Supermarket110 m
Las Fiebinti538 m
Meats Bazar554 m

Nearby cafes

Al's Diner340 m
Couleur Café430 m
Cafe Latte464 m
TSquare Restaurant539 m

Nearby restaurants

APR Chicken & Pizza87 m
Golden Dragon102 m
The Fish Inn105 m
Tasty Chicken and Pizza217 m

Nearby pubs

The Victoria374 m
Kings Lounge567 m
Iyke577 m
The Spotted Dog618 m

Nearby gyms

The Gym505 m
Benita Yoga721 m
Barking & Dagenham Canoe Club764 m

Nearby pharmacies

Mayors Dispensing Chemist121 m
Day Lewis Pharmacy649 m

Nearby health

Tulasi Medical Centre81 m
The Child & Family Centre402 m
Abbey Medical Centre833 m
Victoria and Five Elms Medical Centre915 m
Food hygiene (5-star)31% of 157

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

72

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
Gross yield
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,323m
Crossrail 2 route11,219m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,897 nationally

1,839

Est. population

21,903/km²

60%

Employed

38%

Degree educated

£37,500

Median income

7.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

31%
22%
24%
14%
Under 1831%
18–3422%
35–4924%
50–6414%
65+9%

Tenure

17%
19%
28%
23%
Own outright17%
Own (mortgage)19%
Private rent28%
Social rent23%
Shared ownership10%
Rent free2%

Ethnicity

18%
20%
37%
17%
White British18%
White Other20%
Asian37%
Black17%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household43%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
75
Development activity
high
Residential apps (800m)
37
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
1
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
SITE OF, 149-163, SITE OF, 149-163, RIPPLE ROAD, WESTBURY ROAD/RIPPLE ROAD (LAND AT), IG1134 homes
completed
JACKSONS BUILDERS YARD, JACKSONS BUILDERS YARD, ST. ERKENWALD ROAD, IG11 7XB27 homes
completed
19-19A, 19-19A, WESTBURY ROAD, IG1112 homes
completed
2a And Land Adjoining, 2a, Cranborne Road, IG11 7XE12 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 7PL

Full postcodeIG11 7PL
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.534753
Longitude0.084983
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