Northbury · Barking and Dagenham · Barking constituency · 51.53846, 0.07467

IG11 8JT— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 96/100Transport 44/100Yield 5.79%Only 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
68
Safety
96
Schools
60
Transport
44
Environment
51
Investment
58

Location

IG11 8JT

Key facts for IG11 8JT

Full postcodeIG11 8JT
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.538461
Longitude0.074669
Parliamentary constituencyBarking
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price-46.2% vs London avg
vs London income-2.9% vs London avg
vs London crime-98.4% vs London avg

Deep-dive guides for IG11 8JT

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe💰 Value Find🍕 Buzzing

“The family fortress”

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How IG11 8JT 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 · 3 min walk

KS2: 110.5

—

Secondary

Greatfields School

Not yet inspected · 12 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 17 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

1.0 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 40.0%

-83% vs borough

Crime by type

Anti-social behaviour67%
Other33%
Drug offences0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%
Violence & sexual offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 98% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£280,000

Median sale price

Bottom 25% — 46% below London median

£280,000 is 46% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)1
New build0.0%

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

Stamp duty

Standard buyer£1,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.9×

Price-to-income

£1,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr

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

Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

🚇
Barking Rail Stationc2c · Suffragette
6 min walk
🚂
BarkingNational Rail
6 min walk
🚇
Barking Underground StationDistrict · Hammersmith & City
6 min walk
🚇
East Ham Underground StationDistrict · Hammersmith & City
20 min walk
🚇
Upney Underground StationDistrict
23 min walk
🚌9 bus routes · 7 stops within 400m · 103 buses/hr peak

69

Walkability score

295

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge40 min ↑
Victoria59 min ↑
Waterloo44 min ↑
Canary Wharf ★30 min
City36 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

32

Car parks (800m)

0

EV chargers (800m)

Nearest car park95m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
London Road Car Park
196m
🅿️
Upper Level Car Park
469m
🅿️
Lidl
560m
🅿️
Vicarage Field Shoppers Car Park
561m

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 35.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 63% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

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

11 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Iyke (270 m)

Nearest supermarketAsda · 219 m
7 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

463m

Post office

Nearby shops

Barking International156 m
Soud Buchery299 m
Meats Bazar304 m
Las Fiebinti321 m

Nearby cafes

Asda Café223 m
Barking Cafe285 m
Zanzibar Foods299 m
TSquare Restaurant316 m

Nearby restaurants

Pablo's Pizza174 m
Nylah's Grill193 m
The Junakee Tandoori248 m
Cristinaz257 m

Nearby pubs

Iyke270 m
Kings Lounge330 m
The Victoria491 m
The Spotted Dog515 m

Nearby gyms

Anytime Fitness230 m
The Gym325 m
Benita Yoga740 m
Barking & Dagenham Canoe Club879 m

Nearby health

Victoria and Five Elms Medical Centre289 m
Abbey Medical Centre444 m
The Child & Family Centre454 m
AT Medics / The Loxford Practice851 m
Food hygiene (5-star)35% of 146

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

58

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
5.79% (good)London avg: 3.8%Strong yield — top 12% 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

63.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,187m
Crossrail 2 route10,466m

Demographics

22 Apr

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%
Price vs London-46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
69%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1128
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

Abbey Retail Park, Abbey Retail Park, ABBEY ROAD, Barking597 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£280,000)

£1,500

Standard buyer

£0

First-time buyer

Save £1,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

IG11 8JT offers exceptional schools (100% Good/Outstanding) and low crime at £280,000 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

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Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

What else could £280k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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