Gascoigne · Barking and Dagenham · Barking constituency · 51.53197, 0.08698

IG11 7UB— Gascoigne, Barking and Dagenham

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

One of London's quieter, safer enclaves

 

Safety 83/100Transport 36/100⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
44
Safety
83
Schools
—
Transport
36
Environment
63
Investment
47

The bottom line

IG11 7UB offers low crime — 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 7UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for IG11 7UB

🛡️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 7UB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Greatfields Primary School

Not yet inspected · 3 min walk

—

Secondary

Greatfields School

Not yet inspected · 2 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-31% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Vehicle crime13%
Drug offences10%
Robbery7%
Anti-social behaviour6%
Theft5%
Burglary2%

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 · 248m

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area75.9 m²

EPC breakdown

C
7%
D
29%
E
4%

Based on 40 properties · Confidence: high

Street mix

Terraced 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

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£189,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2017 · CAGR

+8.8%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.4%

per year

Acceleration

+21.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£62k£70k+12.9%1
Post-dot-com plateau2001–2001£93k£93k+0%2
Pre-crash peak2005–2005£167k£167k+0%1
GFC & correction2012–2012£185k£185k+0%1
Help-to-Buy recovery2013–2014£172k£213k+23.9%1.5
Brexit uncertainty2017–2017£309k£309k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
11 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

30

Walkability score

110

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

20

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park127m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Lidl
569m
🅿️
Vicarage Field Shoppers Car Park
694m
🅿️
Upper Level Car Park
771m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 11.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Victoria (630 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

1

Libraries (1km)

0

Cinemas (2km)

778m

Post office

Nearby shops

KTA Supermarket251 m
New Westbury284 m
S'n'K Food Mart619 m
Lotus652 m

Nearby cafes

Buon Appetito Cafe614 m
The Spot625 m
Miorita629 m
Al's Diner656 m

Nearby restaurants

Golden Dragon249 m
The Fish Inn249 m
APR Chicken & Pizza290 m
Peach Garden298 m

Nearby pubs

The Victoria630 m
Beks Zone652 m
Iyke892 m
Kings Lounge895 m

Nearby gyms

Barking & Dagenham Canoe Club763 m
The Gym814 m

Nearby pharmacies

Mayors Dispensing Chemist254 m
Day Lewis Pharmacy656 m

Nearby health

Tulasi Medical Centre277 m
The Child & Family Centre667 m
Food hygiene (5-star)51% of 39

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

47

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

15.7

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,188m
Crossrail 2 route11,396m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,459 nationally

1,973

Est. population

16,107/km²

50%

Employed

33%

Degree educated

£40,200

Median income

6.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

40%
18%
26%
Under 1840%
18–3418%
35–4926%
50–6412%
65+4%

Tenure

16%
61%
Own outright8%
Own (mortgage)11%
Private rent16%
Social rent61%
Shared ownership3%
Rent free1%

Ethnicity

17%
13%
30%
31%
White British17%
White Other13%
Asian30%
Black31%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional14%
Routine / semi-routine26%
No car household42%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent61%
Private rent16%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
24
Commercial apps (800m)
5
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)
1596
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
Site Of Former Kingsbridge Residential Home, Site Of Former Kingsbridge Residential Home, Wheelers Cross, Barking, IG1127 homes
completed
JACKSONS BUILDERS YARD, JACKSONS BUILDERS YARD, ST. ERKENWALD ROAD, IG11 7XB27 homes
completed
2a And Land Adjoining, 2a, Cranborne Road, IG11 7XE12 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

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Key facts for IG11 7UB

Full postcodeIG11 7UB
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.531966
Longitude0.086975
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