Abbey · Barking and Dagenham · Barking constituency · 51.53769, 0.07892

IG11 8EN— Abbey, Barking and Dagenham

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

Urban convenience personified

 

Safety 27/100Transport 47/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
39
Safety
27
Schools
—
Transport
47
Environment
63
Investment
76

The bottom line

Less suited to Families.

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Location

IG11 8EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 8EN

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

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Postcode Personality

🚇 Well-Connected⚠️ High crime

“Urban convenience personified”

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How IG11 8EN 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM 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

Prices, sales volume and market trends

Avg floor area60.8 m²

EPC breakdown

D
6%
E
3%
F
1%

Based on 10 properties · Confidence: medium

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£152,000
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, 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

2000–2015 · CAGR

+-0.4%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Terraced25%
Flat/maisonette75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£197k£197k+0%1
Help-to-Buy recovery2015–2015£185k£185k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
2.8 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 · 289 buses/hr peak

84

Walkability score

346

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

31

Car parks (800m)

0

EV chargers (800m)

Nearest car park137m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
London Road Car Park
137m
🅿️
Upper Level Car Park
174m
🅿️
Vicarage Field Shoppers Car Park
258m
🅿️
Lidl
279m

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: 10.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 55%
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)

40

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLituanica · 55 m
2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

169m

Post office

Nearby shops

Las Fiebinti42 m
Meats Bazar184 m
Soud Buchery204 m
MiXas350 m

Nearby cafes

Barking Cafe42 m
Cafe Latte99 m
Asda Café105 m
Couleur Café152 m

Nearby restaurants

Poppins Restaurant7 m
Greggs13 m
Deshy Grill24 m
J.S.P. Fried Chicken40 m

Nearby pubs

Iyke44 m
Kings Lounge94 m
The Victoria267 m
The Spotted Dog315 m

Nearby gyms

The Gym41 m
Anytime Fitness480 m
Benita Yoga688 m
Barking & Dagenham Canoe Club810 m

Nearby pharmacies

Mayors Dispensing Chemist653 m

Nearby health

The Child & Family Centre233 m
Abbey Medical Centre401 m
Victoria and Five Elms Medical Centre402 m
Tulasi Medical Centre574 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

76

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

37.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,301m
Crossrail 2 route10,767m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
1
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)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
601
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
ST ANN'S, GASCOIGNE ESTATE, ST ANN'S, GASCOIGNE ESTATE, ST PAULS ROAD, IG11 7A125 homes
completed
Abbeville Apartments, 37, LONDON ROAD, London Road, Barking100 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

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for IG11 8EN

Full postcodeIG11 8EN
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.537694
Longitude0.078917
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