Northbury · Barking and Dagenham · Barking constituency · 51.53817, 0.07549

IG11 8JF— Northbury, Barking and Dagenham

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

 

Schools 100%Safety 55/100Transport 40/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
55
Schools
60
Transport
40
Environment
64
Investment
62

The bottom line

IG11 8JF offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

IG11 8JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

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

Deep-dive guides for IG11 8JF

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

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Postcode Personality

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How IG11 8JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Margarets CofE Primary School

Not yet inspected · 2 min walk

KS2: 110.5

—

Secondary

Greatfields School

Not yet inspected · 11 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 17 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.3km

Crime is +245% 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£3,869/m²
Price per ft²£359/ft²
Avg floor area49.7 m²

EPC breakdown

C
14%
D
7%
E
1%

Based on 22 properties · Confidence: medium

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£124,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2001–2026 · CAGR

+5.2%

Total change

+258%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.3%

per year

Acceleration

+73.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£55k£55k+0%1
Pre-crash peak2006–2007£112k£119k+6.5%1.5
GFC & correction2008–2012£118k£114k-3.4%1
Help-to-Buy recovery2013–2016£115k£156k+35.7%1.7
Brexit uncertainty2017–2018£195k£213k+9%1.5
Pandemic surge2021–2021£140k£140k+0%1
Current market2026–2026£195k£195k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
4.9 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

65

Walkability score

306

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 park102m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
London Road Car Park
145m
🅿️
Upper Level Car Park
409m
🅿️
Lidl
494m
🅿️
Vicarage Field Shoppers Car Park
500m

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 AONB13% green spaceTree canopy: 70%
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

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

86

Parks (1km)

34

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketAsda · 154 m
7 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)

403m

Post office

Nearby shops

Barking International179 m
Soud Buchery242 m
Meats Bazar244 m
Las Fiebinti261 m

Nearby cafes

Asda Café157 m
Barking Cafe221 m
Zanzibar Foods243 m
TSquare Restaurant255 m

Nearby restaurants

Pablo's Pizza108 m
Nylah's Grill133 m
The Junakee Tandoori186 m
Cristinaz199 m

Nearby pubs

Iyke209 m
Kings Lounge275 m
The Victoria428 m
The Spotted Dog474 m

Nearby gyms

The Gym260 m
Anytime Fitness262 m
Benita Yoga704 m
Barking & Dagenham Canoe Club842 m

Nearby health

Victoria and Five Elms Medical Centre306 m
The Child & Family Centre390 m
Abbey Medical Centre432 m
Tulasi Medical Centre791 m
Food hygiene (5-star)32% of 180

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

62

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
8.3% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score23/100
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

55.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,196m
Crossrail 2 route10,526m

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
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
1
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)
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
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

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 8JF

Full postcodeIG11 8JF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.538168
Longitude0.075492
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