Eastbury · Barking and Dagenham · Barking constituency · 51.53508, 0.09013

IG11 7RW— Eastbury, Barking and Dagenham

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 37/100

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
47
Safety
82
Schools
—
Transport
37
Environment
59
Investment
58

The bottom line

IG11 7RW offers low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise (60 dB) — check proximity to rail lines.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how IG11 7RW scores on each.

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Location

IG11 7RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for IG11 7RW

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How IG11 7RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Ripple Primary School

Not yet inspected · 1 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 6 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 24 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 580m

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area51 m²

EPC breakdown

C
8%
D
12%
E
2%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 29%Flat 68%Other 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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£127,500
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+5.7%

Total change

+255%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-23.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 25 sales

Property Type Mix

Total: 25 sales

Terraced32%
Flat/maisonette68%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£56k£56k+0%4
Post-dot-com plateau2001–2003£63k£89k+41.3%2.5
Pre-crash peak2005–2006£120k£145k+20.8%1
Help-to-Buy recovery2014–2016£155k£150k-3.2%1.3
Brexit uncertainty2017–2019£160k£170k+6.2%1.7
Pandemic surge2021–2021£205k£205k+0%4
Rate-rise correction2023–2023£200k£200k+0%1

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
5.6%
District
5.6%
Terraced+0% α
Local
14.7%
District
14.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing9
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
10 min walk
Barking Rail Stationc2c · Suffragette
10 min walk
BarkingNational Rail
10 min walk
Upney Underground StationDistrict
11 min walk
Barking RiversideSuffragette
31 min walk
No bus stops within 400m

29

Walkability score

78

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park107m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
591m
🅿️
Lidl
605m
🅿️
Upper Level Car Park
686m

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
NoiseVERY HIGH
road · Rail Lden: 60 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
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

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 731 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beks Zone (309 m)

Nearest supermarketLituanica · 798 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

0

Libraries (1km)

0

Cinemas (2km)

694m

Post office

Nearby shops

S'n'K Food Mart270 m
KTA Supermarket286 m
Lotus287 m
The Meat & Fish Factory310 m

Nearby cafes

Buon Appetito Cafe265 m
The Spot277 m
Miorita281 m
Al's Diner654 m

Nearby restaurants

The Chubby Friar277 m
Blossom Garden285 m
Peach Garden290 m
The Fish Inn296 m

Nearby pubs

Beks Zone309 m
The Victoria726 m
The Spotted Dog795 m
Flavorz Wine Bar & Restaurant798 m

Nearby pharmacies

Mayors Dispensing Chemist268 m
Day Lewis Pharmacy292 m
Britannia Pharmacy718 m

Nearby health

Tulasi Medical Centre390 m
Barking Community Hospital731 m
Highgrove Surgery736 m
The Child & Family Centre750 m
Food hygiene (5-star)34% of 41

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

58

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
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

21.3

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,590m
Crossrail 2 route11,570m

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)
1
Live planning apps (800m)
106
Development activity
high
Residential apps (800m)
67
Commercial apps (800m)
4
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)
1587
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

JACKSONS BUILDERS YARD, JACKSONS BUILDERS YARD, ST. ERKENWALD ROAD, IG11 7XB27 homes
completed
FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 homes
completed
2a And Land Adjoining, 2a, Cranborne Road, IG11 7XE12 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 7RW

Full postcodeIG11 7RW
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.535075
Longitude0.090131
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