Abbey · Barking and Dagenham · Barking constituency · 51.53626, 0.07747

IG11 8EU— Abbey, Barking and Dagenham

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

 

Safety 55/100Transport 40/100

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
49
Safety
55
Schools
—
Transport
40
Environment
64
Investment
66

The bottom line

Less suited to Families.

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Location

IG11 8EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+245.0% vs London avg

Deep-dive guides for IG11 8EU

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

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How IG11 8EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Joseph's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.4

—

Secondary

Greatfields School

Not yet inspected · 8 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

224.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+202% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour13%
Drug offences11%
Theft9%
Burglary6%
Robbery5%
Vehicle crime5%

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 · 1.0km

Crime is +245% above London average

Property

Prices, sales volume and market trends

Avg floor area71.7 m²

EPC breakdown

E
2%
F
1%

Based on 3 properties · Confidence: low

Street mix

Flat 80%Other 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£179,250
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

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

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£151k£151k+0%4

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
5 min walk
Barking Rail StationSuffragette · c2c
5 min walk
BarkingNational Rail
5 min walk
Upney Underground StationDistrict
21 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
No bus stops within 400m

68

Walkability score

348

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 park132m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
London Road Car Park
255m
🅿️
Lidl
284m
🅿️
Upper Level Car Park
330m
🅿️
Vicarage Field Shoppers Car Park
387m

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: 10.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.8 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

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

33

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketAsda · 116 m
7 tennis courts2 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)

329m

Post office

Nearby shops

Meats Bazar9 m
Soud Buchery24 m
Las Fiebinti230 m
Barking International318 m

Nearby cafes

TSquare Restaurant12 m
Zanzibar Foods35 m
Barking Cafe50 m
Couleur Café131 m

Nearby restaurants

De Roya lounge grill & bar44 m
The Barge Aground51 m
Cristinaz57 m
Nylah's Grill119 m

Nearby pubs

The Victoria184 m
Iyke205 m
Kings Lounge282 m
The Spotted Dog502 m

Nearby gyms

The Gym159 m
Anytime Fitness390 m
Benita Yoga507 m
Barking & Dagenham Canoe Club634 m

Nearby pharmacies

Mayors Dispensing Chemist667 m

Nearby health

The Child & Family Centre150 m
Victoria and Five Elms Medical Centre521 m
Tulasi Medical Centre564 m
Abbey Medical Centre573 m
Food hygiene (5-star)31% of 187

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

66

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 score23/100
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

36.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,114m
Crossrail 2 route10,682m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,400 nationally

2,252

Est. population

15,279/km²

65%

Employed

53%

Degree educated

£40,800

Median income

6.5%

Claimant rate

SuburbanVery high densityRenters

23

Community stability

Age profile

30%
30%
27%
Under 1830%
18–3430%
35–4927%
50–649%
65+3%

Tenure

51%
31%
Own outright3%
Own (mortgage)12%
Private rent51%
Social rent31%
Shared ownership3%
Rent free0%

Ethnicity

14%
44%
21%
White British13%
White Other14%
Asian44%
Black21%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household74%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent51%
Social rent31%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (3 years)
1
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)
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
Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 homes
completed
Street Record, Town Square, Phase 1, TOWN SQUARE, Barking246 homes
completed
Gascoigne Estate West, ABBEY ROAD, IG11201 homes
completed
Former Site of the Lintons Estate, Former Site of the Lintons Estate, Linton Road, Barking, IG11201 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 8EU

Full postcodeIG11 8EU
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.536263
Longitude0.077467
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