Eastbury · Barking and Dagenham · Barking constituency · 51.53600, 0.09242

IG11 7RF— Eastbury, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 37/100Yield 3.77%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
56
Safety
82
Schools
60
Transport
37
Environment
60
Investment
44

The bottom line

IG11 7RF offers exceptional schools (100% Good/Outstanding) and low crime at £430,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG11 7RF

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 avg price-17.3% vs London avg
vs London income-6.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for IG11 7RF

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG11 7RF 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 · 1 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

6 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 724m

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

+4.7%

This year

Terraced

Dominant type

Price history

5-year change
+45.9%
Sales (24 months)5
New build0.0%
Avg terraced£430,000
Price per m²£5,556/m²
Price per ft²£516/ft²
Avg floor area76.9 m²

EPC breakdown

C
5%
D
19%
E
5%
F
2%

Based on 31 properties · Confidence: high

Street mix

Semi 2%Terraced 98%

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

Stamp duty

Standard buyer£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.9×

Price-to-income

£2,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, 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

1996–2025 · CAGR

+7.6%

Total change

+737%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-39.61

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached2.1%
Terraced97.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£78k+50%3
Post-dot-com plateau2001–2004£121k£169k+39.7%2
Pre-crash peak2005–2007£192k£210k+9.4%2
GFC & correction2008–2011£225k£210k-6.7%1
Help-to-Buy recovery2015–2015£315k£315k+0%3
Brexit uncertainty2017–2019£259k£388k+49.8%2.3
Pandemic surge2020–2020£309k£309k+0%2
Current market2024–2025£433k£435k+0.6%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

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
7.1 min walk
Barking

Nearby stations

Upney Underground StationDistrict
9 min walk
Barking Underground StationDistrict · Hammersmith & City
11 min walk
Barking Rail StationSuffragette · c2c
11 min walk
BarkingNational Rail
11 min walk
Becontree Underground StationDistrict
31 min walk
No bus stops within 400m

30

Walkability score

59

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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park245m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
702m
🅿️
Lidl
759m
🅿️
Upper Level Car Park
796m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 12.0 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: 11.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 6.1 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

20 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 542 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

72

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketLituanica · 931 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)

1.1km

Post office

Nearby shops

Lotus120 m
S'n'K Food Mart128 m
The Meat & Fish Factory142 m
Londis156 m

Nearby cafes

Buon Appetito Cafe124 m
The Spot133 m
Miorita135 m
BG Zakuska816 m

Nearby restaurants

The Chubby Friar110 m
Mama's Peri Peri130 m
Blossom Garden139 m
Eastern Paradise170 m

Nearby pubs

Beks Zone159 m
The Royal Oak1.1 km

Nearby pharmacies

Day Lewis Pharmacy125 m
Mayors Dispensing Chemist455 m
Britannia Pharmacy529 m

Nearby health

Barking Community Hospital542 m
Highgrove Surgery547 m
Tulasi Medical Centre574 m
Food hygiene (5-star)30% of 40

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
3.8% (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 route10,773m
Crossrail 2 route11,718m

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%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
119
Development activity
high
Residential apps (800m)
73
Commercial apps (800m)
5
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
FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for IG11 7RF

Full postcodeIG11 7RF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.535997
Longitude0.092423
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