Abbey · Barking and Dagenham · Barking constituency · 51.53796, 0.07832

IG11 8AF— Abbey, Barking and Dagenham

Location and area intelligence for IG11 8AF, Abbey, Barking and Dagenham

High-connectivity investment target

 

Safety 27/100Transport 47/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
39
Safety
27
Schools
—
Transport
47
Environment
63
Investment
67

The bottom line

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how IG11 8AF 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 8AF meets your needs.

Location

IG11 8AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: FairInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+508.0% vs London avg

Deep-dive guides for IG11 8AF

🛡️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 8AF with:

Postcode Personality

🚇 Well-Connected⚠️ High crime

“High-connectivity investment target”

Share:WhatsAppShare on X

How IG11 8AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Margarets CofE Primary School

Not yet inspected · 3 min walk

KS2: 110.5

—

Secondary

Greatfields School

Not yet inspected · 9 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

394.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+433% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences16%
Anti-social behaviour11%
Drug offences10%
Theft9%
Robbery8%
Vehicle crime5%
Burglary4%

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 · 1.1km

Crime is +508% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,486/m²
Price per ft²£231/ft²
Avg floor area109.4 m²

EPC breakdown

C
1%
D
8%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 40%Flat 60%

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£273,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2026 · CAGR

+3.7%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.6%

per year

Acceleration

+53.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 4 sales

Property Type Mix

Total: 4 sales

Terraced50%
Flat/maisonette50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£141k£147k+4.3%1
Help-to-Buy recovery2013–2013£164k£164k+0%1
Current market2026–2026£270k£270k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
3 min walk
Barking Rail StationSuffragette · c2c
3 min walk
BarkingNational Rail
3 min walk
Upney Underground StationDistrict
20 min walk
East Ham Underground StationDistrict · Hammersmith & City
24 min walk
4 bus routes · 8 stops within 400m · 274 buses/hr peak

83

Walkability score

347

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 park87m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
London Road Car Park
87m
🅿️
Upper Level Car Park
212m
🅿️
Vicarage Field Shoppers Car Park
302m
🅿️
Lidl
329m

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: 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: 10.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

12 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

39

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLituanica · 101 m
2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

207m

Post office

Nearby shops

Las Fiebinti64 m
Meats Bazar192 m
Soud Buchery209 m
Barking International358 m

Nearby cafes

Barking Cafe62 m
Asda Café82 m
Cafe Latte142 m
TSquare Restaurant191 m

Nearby restaurants

The Junakee Tandoori12 m
J.S.P. Fried Chicken24 m
Poppins Restaurant47 m
Greggs48 m

Nearby pubs

Iyke11 m
Kings Lounge95 m
The Victoria306 m
The Spotted Dog320 m

Nearby gyms

The Gym84 m
Anytime Fitness444 m
Benita Yoga705 m
Barking & Dagenham Canoe Club831 m

Nearby pharmacies

Mayors Dispensing Chemist704 m

Nearby health

The Child & Family Centre271 m
Victoria and Five Elms Medical Centre357 m
Abbey Medical Centre375 m
Tulasi Medical Centre625 m
Food hygiene (5-star)29% of 210

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

67

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
Gross yield
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

High

Demand

Low

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

47.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,299m
Crossrail 2 route10,723m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,665 nationally

1,266

Est. population

11,856/km²

58%

Employed

42%

Degree educated

£40,800

Median income

14.0%

Claimant rate

Inner cityHigh densityRenters

25

Community stability

Age profile

30%
26%
25%
14%
Under 1830%
18–3426%
35–4925%
50–6414%
65+6%

Tenure

13%
15%
58%
14%
Own outright13%
Own (mortgage)14%
Private rent58%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

20%
55%
White British8%
White Other20%
Asian55%
Black9%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household65%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent58%
Social rent14%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
50%
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)
1132
Largest scheme
597 homes · Abbey Retail Park, Abbey Retail Park, ABBEY ROAD, Barking
Pipeline pressure
NONE

Named schemes (500m)

Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 homes
completed
Street Record, Town Square, Phase 1, TOWN SQUARE, Barking246 homes
completed
Former Site of the Lintons Estate, Former Site of the Lintons Estate, Linton Road, Barking, IG11201 homes
completed
The Foyer Redevelopment Site, Site Of The Clevelands, Waterings and Bloomfields, CHURCH ROAD, Barking165 homes
completed
ST ANN'S, GASCOIGNE ESTATE, ST ANN'S, GASCOIGNE ESTATE, ST PAULS ROAD, IG11 7A125 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

Live in IG11 8AF? 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 8AF.
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 8AF

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

No spam. Unsubscribe anytime.

Key facts for IG11 8AF

Full postcodeIG11 8AF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.537965
Longitude0.078324
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