Northbury · Barking and Dagenham · Barking constituency · 51.53951, 0.07560

IG11 8FH— Northbury, Barking and Dagenham

Location and area intelligence for IG11 8FH, Northbury, Barking and Dagenham

High-connectivity investment target

 

Safety 68/100Transport 50/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
51
Safety
68
Schools
—
Transport
50
Environment
64
Investment
65

The bottom line

IG11 8FH offers low crime — a strong choice for Families.

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Location

IG11 8FH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+126.0% vs London avg

Deep-dive guides for IG11 8FH

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How IG11 8FH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Northbury Primary School

Not yet inspected · 3 min walk

KS2: 104.3

—

Secondary

Greatfields School

Not yet inspected · 12 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

146.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour19%
Drug offences8%
Theft6%
Robbery5%
Burglary4%
Vehicle crime4%

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 +126% 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£4,212/m²
Price per ft²£391/ft²
Avg floor area54.7 m²

EPC breakdown

B
84%
C
15%

Based on 99 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

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£136,750
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.26 W/m²K
RoofAverage thermal transmittance 0.2 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+3.7%

Total change

+55%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

-19.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2013£148k£148k+0%5
Brexit uncertainty2017–2017£217k£217k+0%1
Pandemic surge2020–2020£275k£275k+0%1
Rate-rise correction2023–2023£240k£240k+0%1
Current market2024–2025£260k£230k-11.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Barking Rail Stationc2c · Suffragette
5 min walk
BarkingNational Rail
5 min walk
Barking Underground StationDistrict · Hammersmith & City
5 min walk
East Ham Underground StationDistrict · Hammersmith & City
21 min walk
Upney Underground StationDistrict
23 min walk
No bus stops within 400m

61

Walkability score

287

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

28

Car parks (800m)

0

EV chargers (800m)

Nearest car park21m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
London Road Car Park
169m
🅿️
Upper Level Car Park
437m
🅿️
Vicarage Field Shoppers Car Park
533m
🅿️
Lidl
583m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 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

10 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.6 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

74

Parks (1km)

32

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketAsda · 270 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

430m

Post office

Nearby shops

Barking International288 m
Las Fiebinti303 m
Meats Bazar375 m
Soud Buchery378 m

Nearby cafes

Asda Café261 m
Barking Cafe343 m
Prima Stella Cafe349 m
Starbucks354 m

Nearby restaurants

Pablo's Pizza214 m
The Junakee Tandoori248 m
Nylah's Grill269 m
J.S.P. Fried Chicken270 m

Nearby pubs

Iyke262 m
Kings Lounge289 m
The Spotted Dog427 m
Flavorz Wine Bar & Restaurant435 m

Nearby gyms

The Gym338 m
Anytime Fitness356 m
Benita Yoga852 m
Barking & Dagenham Canoe Club990 m

Nearby health

Victoria and Five Elms Medical Centre158 m
Abbey Medical Centre318 m
The Child & Family Centre505 m
AT Medics / The Loxford Practice725 m
Food hygiene (5-star)29% of 186

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

65

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
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

4/100

Velocity score

Future outlook

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,319m
Crossrail 2 route10,521m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,377 nationally

2,908

Est. population

16,473/km²

64%

Employed

49%

Degree educated

£40,800

Median income

10.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

28

Community stability

Age profile

30%
30%
27%
Under 1830%
18–3430%
35–4927%
50–6411%
65+3%

Tenure

14%
35%
38%
Own outright3%
Own (mortgage)14%
Private rent35%
Social rent38%
Shared ownership10%
Rent free0%

Ethnicity

18%
32%
28%
White British11%
White Other18%
Asian32%
Black28%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household61%
Unemployed9%
No qualifications17%

Housing tenure (Census 2021)

Social rent38%
Private rent35%

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)
18
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
0%
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)
1137
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 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
Abbeville Apartments, 37, LONDON ROAD, London Road, Barking100 homes
completed
CAR PARK SITE, CAR PARK SITE, GEORGE STREET, WILLIAM STREET, NORTH STREET (80-82), IG1184 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
86%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Saima AshrafLabour
Giasuddin MiahLabour
Summya SohaibLabour

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Key facts for IG11 8FH

Full postcodeIG11 8FH
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.539506
Longitude0.075596
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