Gascoigne · Barking and Dagenham · Barking constituency · 51.53380, 0.08996

IG11 7XF— Gascoigne, Barking and Dagenham

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 36/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
44
Safety
82
Schools
—
Transport
36
Environment
59
Investment
50

The bottom line

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

Less suited to Car-free commuters.

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Location

IG11 7XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 7XF

🛡️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 7XF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Ripple Primary School

Not yet inspected · 3 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 5 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

56.2 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 439m

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,759/m²
Price per ft²£442/ft²
Avg floor area69.4 m²

EPC breakdown

C
8%
D
42%
E
11%
F
1%

Based on 62 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£173,500
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 CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.1%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

-9.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 97 sales

Property Type Mix

Total: 97 sales

Semi-detached4.1%
Terraced95.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£76k+33.3%5.2
Post-dot-com plateau2001–2004£82k£162k+97.3%5
Pre-crash peak2005–2007£155k£200k+28.7%2.7
GFC & correction2008–2012£200k£165k-17.5%2.6
Help-to-Buy recovery2013–2016£170k£250k+47.5%2.2
Brexit uncertainty2017–2019£330k£326k-1.1%2
Pandemic surge2020–2021£375k£318k-15.3%1.5
Rate-rise correction2022–2023£385k£358k-7.1%3.5
Current market2024–2024£297k£297k+0%5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
10.5 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
Upney Underground StationDistrict
12 min walk
Barking RiversideSuffragette
30 min walk
No bus stops within 400m

29

Walkability score

86

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)

Total spaces (800m)12
Nearest car park55m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Lidl
627m
🅿️
Vicarage Field Shoppers Car Park
660m
🅿️
Upper Level Car Park
753m

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 AONB10% green spaceTree canopy: 61%
Below 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

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 828 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

66

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 (367 m)

Nearest supermarketLituanica · 841 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)

761m

Post office

Nearby shops

KTA Supermarket259 m
S'n'K Food Mart332 m
Lotus363 m
New Westbury374 m

Nearby cafes

Buon Appetito Cafe326 m
The Spot338 m
Miorita342 m
Al's Diner692 m

Nearby restaurants

Peach Garden162 m
The Fish Inn268 m
Golden Dragon273 m
Blossom Garden346 m

Nearby pubs

Beks Zone367 m
The Victoria734 m
The Spotted Dog889 m
Flavorz Wine Bar & Restaurant894 m

Nearby pharmacies

Mayors Dispensing Chemist244 m
Day Lewis Pharmacy367 m
Britannia Pharmacy818 m

Nearby health

Tulasi Medical Centre361 m
The Child & Family Centre763 m
Barking Community Hospital828 m
Highgrove Surgery834 m
Food hygiene (5-star)35% of 43

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

50

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score13/100
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

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,478m
Crossrail 2 route11,574m

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)
86
Development activity
high
Residential apps (800m)
48
Commercial apps (800m)
6
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
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 7XF

Full postcodeIG11 7XF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardGascoigne
Latitude51.533802
Longitude0.089957
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