Abbey · Barking and Dagenham · Barking constituency · 51.53695, 0.07254

IG11 7UY— Abbey, Barking and Dagenham

Location and area intelligence for IG11 7UY, Abbey, Barking and Dagenham

 

Schools 100%Safety 71/100Transport 37/100Yield 3.60%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
71
Schools
60
Transport
37
Environment
69
Investment
54

The bottom line

IG11 7UY offers exceptional schools (100% Good/Outstanding) and low crime at £449,750 median — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 7UY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-4.3% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for IG11 7UY

🛡️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🌳 Good Parks🔒 Very Safe
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How IG11 7UY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Margarets CofE Primary School

Not yet inspected · 3 min walk

KS2: 110.5

—

Secondary

Greatfields School

Not yet inspected · 12 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 14 min walk

7 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.4km

Crime is +90% above London average

Property

2 Jul

Prices, sales volume and market trends

£449,750

Median sale price

14% below London median

£449,750 is 14% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)16
New build100.0%
Avg flat£449,750
Price per m²£6,825/m²
Price per ft²£634/ft²
Avg floor area65.9 m²

EPC breakdown

B
31%

Based on 31 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£9,988
First-time buyerFTB
£1,238
Additional propertyBTL/2nd
£23,480

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

11.2×

Price-to-income

£2,250/mo

Est. mortgage

High

Market activity

35d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£164,750
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-1.5%

Total change

-1%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£451k£445k-1.5%8

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.5%
District
-1.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

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

Nearby stations

Barking Rail Stationc2c · Suffragette
8 min walk
BarkingNational Rail
8 min walk
Barking Underground StationDistrict · Hammersmith & City
8 min walk
East Ham Underground StationDistrict · Hammersmith & City
19 min walk
Upney Underground StationDistrict
25 min walk
No bus stops within 400m

51

Walkability score

228

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

32

Car parks (800m)

0

EV chargers (800m)

Nearest car park134m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
London Road Car Park
387m
🅿️
Upper Level Car Park
624m
🅿️
Lidl
635m
🅿️
Vicarage Field Shoppers Car Park
704m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 22%
More green space than 85% of London

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

14 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Iyke (428 m)

Nearest supermarketAsda · 327 m
7 tennis courts2 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)

619m

Post office

Nearby shops

Barking International68 m
Soud Buchery327 m
Meats Bazar345 m
Las Fiebinti480 m

Nearby cafes

Costa138 m
Zanzibar Foods320 m
Asda Café346 m
Barking Cafe355 m

Nearby restaurants

Nylah's Grill276 m
Cristinaz300 m
De Roya lounge grill & bar307 m
Pablo's Pizza317 m

Nearby pubs

Iyke428 m
Kings Lounge507 m
The Victoria527 m
The Spotted Dog717 m

Nearby gyms

Anytime Fitness43 m
The Gym450 m
Benita Yoga609 m
Barking & Dagenham Canoe Club749 m

Nearby health

The Child & Family Centre496 m
Victoria and Five Elms Medical Centre505 m
Abbey Medical Centre667 m
East Ham Dental Centre686 m
Food hygiene (5-star)30% of 93

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

54

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

67/100

Velocity score

Future outlook

47.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,964m
Crossrail 2 route10,334m

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-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
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
CAR PARK SITE, CAR PARK SITE, GEORGE STREET, WILLIAM STREET, NORTH STREET (80-82), IG1184 homes
completed
Kings House, 96, NORTH STREET, Barking, IG11 8FH79 homes
completed
Land Between Whiting Avenue And, Land Between, GURDWARA WAY, and Gurdwara Way, Barking78 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.8%
Ward turnout
62%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Manzoor HussainLabour
Regina RahmanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£449,750)

£9,988

Standard buyer

£1,238

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 7UY

Full postcodeIG11 7UY
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.536952
Longitude0.072538
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