Gascoigne · Barking and Dagenham · Barking constituency · 51.53322, 0.08954

IG11 7UL— Gascoigne, Barking and Dagenham

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 36/100

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
44
Safety
82
Schools
—
Transport
36
Environment
60
Investment
57

The bottom line

IG11 7UL offers low crime — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG11 7UL meets your needs.

Location

IG11 7UL

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-10.7% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for IG11 7UL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG11 7UL with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How IG11 7UL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Ripple Primary School

Not yet inspected · 4 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 4 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.2 incidents per 1,000 residents

Better than 57% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences41%
Other25%
Vehicle crime13%
Anti-social behaviour11%
Burglary4%
Theft3%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 370m

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area79.4 m²

EPC breakdown

C
6%
D
8%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 10%Terraced 70%Detached 20%

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£198,500
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)
RoofPitched, 100 mm loft insulation
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

2002–2022 · CAGR

+4.6%

Total change

+147%

Market Activity

Price Velocity & Acceleration

Current Velocity

+99.0%

per year

Acceleration

+90.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 10 sales

Property Type Mix

Total: 10 sales

Detached20%
Semi-detached10%
Terraced70%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£162k£162k+0%2
Pre-crash peak2005–2006£170k£195k+14.7%1
GFC & correction2009–2010£183k£185k+1.4%1
Help-to-Buy recovery2013–2013£201k£201k+0%2
Rate-rise correction2022–2022£400k£400k+0%2

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
10.8 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
13 min walk
Barking RiversideSuffragette
30 min walk
No bus stops within 400m

33

Walkability score

103

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)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park123m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Lidl
626m
🅿️
Vicarage Field Shoppers Car Park
682m
🅿️
Upper Level Car Park
773m

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: 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: 11.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 49%
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

21 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 893 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Beks Zone (426 m)

Nearest supermarketLituanica · 847 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)

781m

Post office

Nearby shops

KTA Supermarket250 m
New Westbury356 m
S'n'K Food Mart392 m
Lotus426 m

Nearby cafes

Buon Appetito Cafe387 m
The Spot399 m
Miorita402 m
Al's Diner698 m

Nearby restaurants

Peach Garden135 m
The Fish Inn258 m
Golden Dragon262 m
APR Chicken & Pizza365 m

Nearby pubs

Beks Zone426 m
The Victoria724 m
The Spotted Dog922 m
Flavorz Wine Bar & Restaurant927 m

Nearby pharmacies

Mayors Dispensing Chemist238 m
Day Lewis Pharmacy430 m
Britannia Pharmacy884 m

Nearby health

Tulasi Medical Centre343 m
The Child & Family Centre755 m
Barking Community Hospital893 m
Highgrove Surgery900 m
Food hygiene (5-star)34% of 44

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

57

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 score13/100
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

16.8

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,412m
Crossrail 2 route11,553m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,208 nationally

2,368

Est. population

19,156/km²

57%

Employed

34%

Degree educated

£37,500

Median income

7.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

33%
19%
26%
14%
Under 1833%
18–3419%
35–4926%
50–6414%
65+8%

Tenure

16%
26%
36%
22%
Own outright16%
Own (mortgage)26%
Private rent36%
Social rent22%
Shared ownership0%
Rent free1%

Ethnicity

22%
19%
35%
15%
White British22%
White Other19%
Asian35%
Black15%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household41%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent36%
Social rent22%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
80
Development activity
high
Residential apps (800m)
44
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
2
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
Site Of Former Kingsbridge Residential Home, Site Of Former Kingsbridge Residential Home, Wheelers Cross, Barking, IG1127 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

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

Live in IG11 7UL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG11 7UL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG11 7UL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG11 7UL

Full postcodeIG11 7UL
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.533224
Longitude0.089542
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