Gascoigne · Barking and Dagenham · Barking constituency · 51.53225, 0.07541

IG11 7RU— Gascoigne, Barking and Dagenham

Location and area intelligence for IG11 7RU, Gascoigne, Barking and Dagenham

The family fortress

 

Schools 100%Safety 71/100Transport 34/100Yield 4.44%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
58
Safety
71
Schools
60
Transport
34
Environment
70
Investment
51

The bottom line

IG11 7RU offers exceptional schools (100% Good/Outstanding) and low crime at £365,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 7RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-29.8% vs London avg
vs London income-4.3% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for IG11 7RU

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

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“The family fortress”

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How IG11 7RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.4

—

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

123.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+67% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime10%
Drug offences10%
Burglary4%
Robbery4%
Theft4%

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 · 946m

Crime is +90% above 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.

£365,000

Median sale price

Bottom 25% — 30% below London median

£365,000 is 30% below the London median (£520,000)

-3.4%

This year

Flat

Dominant type

Price history

5-year change
-6.4%
Sales (24 months)5
New build0.0%
Avg flat£365,000
Price per m²£5,766/m²
Price per ft²£536/ft²
Avg floor area63.3 m²

EPC breakdown

B
44%

Based on 44 properties · Confidence: high

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

Stamp duty

Standard buyer£5,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,700

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

9.1×

Price-to-income

£1,826/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+-0.2%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.5%

per year

Acceleration

+61.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£377k£377k+0%1
Brexit uncertainty2018–2019£364k£366k+0.5%22
Pandemic surge2021–2021£390k£390k+0%1
Rate-rise correction2023–2023£392k£392k+0%2
Current market2024–2025£279k£369k+32.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0.2%
District
0.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Bottom 25% — limited connections
Barking Underground StationDistrict line
10.5 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
11 min walk
Barking Rail Stationc2c · Suffragette
11 min walk
BarkingNational Rail
11 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
Upney Underground StationDistrict
24 min walk
No bus stops within 400m

47

Walkability score

246

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria60 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City45 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

33

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)12
Nearest car park16m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Lidl
575m
🅿️
London Road Car Park
715m
🅿️
Upper Level Car Park
758m
🅿️
Vicarage Field Shoppers Car Park
777m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 13%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

13

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Victoria (454 m)

Nearest supermarketAsda · 575 m
7 tennis courts3 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)

759m

Post office

Nearby shops

Nisa Local105 m
Soud Buchery460 m
Meats Bazar475 m
Barking International589 m

Nearby cafes

Galleon75 m
Triple Two233 m
Zanzibar Foods452 m
TSquare Restaurant477 m

Nearby restaurants

The Boathouse Café and Bar87 m
The Barge Aground419 m
De Roya lounge grill & bar471 m
Cristinaz492 m

Nearby pubs

The Victoria454 m
Iyke673 m
Kings Lounge747 m
The Spotted Dog959 m

Nearby gyms

Benita Yoga49 m
Barking & Dagenham Canoe Club190 m
Anytime Fitness597 m
The Gym617 m

Nearby health

The Child & Family Centre464 m
Tulasi Medical Centre679 m
Victoria and Five Elms Medical Centre962 m
Abbey Medical Centre1.0 km
Food hygiene (5-star)35% of 99

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

51

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

48.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,678m
Crossrail 2 route10,597m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,112 nationally

2,456

Est. population

9,416/km²

70%

Employed

52%

Degree educated

£40,200

Median income

10.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

31

Community stability

Age profile

32%
28%
29%
Under 1832%
18–3428%
35–4929%
50–6410%
65+2%

Tenure

16%
36%
43%
Own outright3%
Own (mortgage)16%
Private rent36%
Social rent43%
Shared ownership2%

Ethnicity

14%
20%
22%
33%
White British14%
White Other20%
Asian22%
Black34%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household50%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent43%
Private rent36%

vs. London

Income vs London-4.3%
Price vs London-29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
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)
1
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1128
Largest scheme
597 homes · Abbey Retail Park, Abbey Retail Park, ABBEY ROAD, Barking
Pipeline pressure
NONE

Named schemes (500m)

Abbey Retail Park, Abbey Retail Park, ABBEY ROAD, Barking597 homes
completed
Fresh Wharf Estate, Fresh Wharf Estate, Fresh Wharf Road, Barking, IG11 7BG531 homes
completed
Street Record, 98-178, SPRING PLACE, Barking254 homes
completed
Gascoigne Estate West, ABBEY ROAD, IG11201 homes
completed
Hewetts Quay And Adjacent Properties, Hewetts Quay And Adjacent Properties, Abbey Road, River Roding, Barking, IG11 7BT120 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.8%
Ward turnout
85%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Moin Ali QuadriGreen
Nazrul Islam KaziGreen
Alison CormackLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£365,000)

£5,750

Standard buyer

£0

First-time buyer

Save £5,750

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 7RU

Full postcodeIG11 7RU
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.532252
Longitude0.075410
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