Eastbury · Barking and Dagenham · Barking constituency · 51.53439, 0.09355

IG11 7RA— Eastbury, Barking and Dagenham

Location and area intelligence for IG11 7RA, Eastbury, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
56
Safety
82
Schools
60
Transport
36
Environment
59
Investment
44

The bottom line

IG11 7RA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG11 7RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for IG11 7RA

🛡️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 7RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ripple Primary School

Not yet inspected · 3 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 8 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.3 incidents per 1,000 residents

Better than 57% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour21%
Other21%
Vehicle crime13%
Burglary5%
Theft3%
Drug offences2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 603m

Crime is 13% below 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£4,671/m²
Price per ft²£434/ft²
Avg floor area87.7 m²

EPC breakdown

C
4%
D
35%
E
7%

Based on 46 properties · Confidence: high

Street mix

Semi 3%Terraced 95%Detached 3%

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£219,250
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, 100 mm loft insulation
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

1995–2026 · CAGR

+6.6%

Total change

+617%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.6%

per year

Acceleration

+16.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Semi-detached2.7%
Terraced94.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£78k+37.2%1.5
Post-dot-com plateau2001–2004£97k£158k+62.4%1.5
Pre-crash peak2005–2007£153k£224k+46.4%1.3
GFC & correction2008–2012£204k£200k-1.7%1.2
Help-to-Buy recovery2014–2016£235k£353k+50%2.5
Brexit uncertainty2017–2019£400k£350k-12.5%1
Rate-rise correction2022–2023£434k£430k-0.9%1
Current market2024–2026£420k£405k-3.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.8%
District
9.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Upney Underground StationDistrict line
7.6 min walk
Barking

Nearby stations

Upney Underground StationDistrict
9 min walk
Barking Underground StationDistrict · Hammersmith & City
13 min walk
Barking Rail StationSuffragette · c2c
13 min walk
BarkingNational Rail
13 min walk
Barking RiversideSuffragette
28 min walk
No bus stops within 400m

33

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria62 min ↑
Waterloo56 min ↑
Canary Wharf ★42 min
City49 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

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock6.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Abbey Wood 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

22 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 611 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 971 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

S'n'K Food Mart116 m
Lotus159 m
The Meat & Fish Factory168 m
Londis175 m

Nearby cafes

Buon Appetito Cafe113 m
The Spot120 m
Miorita122 m
Thames Cafe1.1 km

Nearby restaurants

Blossom Garden124 m
Eastern Paradise142 m
The Chubby Friar156 m
Mama's Peri Peri163 m

Nearby pubs

Beks Zone136 m
The Lighterman875 m

Nearby pharmacies

Day Lewis Pharmacy161 m
Mayors Dispensing Chemist489 m
Britannia Pharmacy605 m

Nearby health

Tulasi Medical Centre610 m
Barking Community Hospital611 m
Highgrove Surgery619 m
Food hygiene (5-star)33% of 36

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

44

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

45

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,698m
Crossrail 2 route11,814m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,562 nationally

1,988

Est. population

23,856/km²

60%

Employed

35%

Degree educated

£39,300

Median income

8.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

30%
23%
23%
18%
Under 1830%
18–3423%
35–4923%
50–6418%
65+6%

Tenure

17%
27%
37%
18%
Own outright17%
Own (mortgage)27%
Private rent37%
Social rent18%
Shared ownership1%

Ethnicity

19%
21%
35%
15%
White British19%
White Other21%
Asian35%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household44%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent19%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
101
Development activity
high
Residential apps (800m)
62
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
3
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)
18
Largest scheme
247 homes · BARKING HOSPITAL, BARKING HOSPITAL, UPNEY LANE, IG11
Pipeline pressure
NONE

Named schemes (500m)

Depot and 99, Depot and 99, Sparsholt Road, Kennedy Road, Barking, IG11 7YG18 homes
completed
Bailey Court, 48, BLAKE AVENUE, Barking14 homes
completed
Former Site Of Harrow Public House, The Harrow PH, RIPPLE ROAD, Barking, IG11 9PW13 homes
completed
87, 87, Movers Lane, Barking, IG11 7UQ8 homes
completed
Land Adjacent To 25-27, Land Adjacent To 25-27, Eldred Road, Barking, IG116 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.6%
Ward turnout
92%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Mohammed KhanLabour
Dominic TwomeyLabour
Maureen Margaret WorbyLabour

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Key facts for IG11 7RA

Full postcodeIG11 7RA
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.534394
Longitude0.093546
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