Northbury · Barking and Dagenham · Barking constituency · 51.54286, 0.07111

IG11 8LB— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 74/100Transport 46/100Yield 7.53%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
53
Safety
74
Schools
90
Transport
46
Environment
68
Investment
67

The bottom line

IG11 8LB offers exceptional schools (100% Good/Outstanding) and low crime at £215,000 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

IG11 8LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-58.7% vs London avg
vs London income-2.9% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for IG11 8LB

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

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“The family fortress”

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How IG11 8LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Northbury Primary School

Not yet inspected · 4 min walk

KS2: 104.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 13 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+45% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime8%
Drug offences6%
Robbery4%
Burglary4%
Theft4%

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 · 1.9km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£215,000

Median sale price

Bottom 25% — 59% below London median

£215,000 is 59% below the London median (£520,000)

+102.6%

This year

Flat

Dominant type

Price history

5-year change
-41.9%
Sales (24 months)6
New build0.0%
Avg terraced£425,500
Avg flat£210,000
Price per m²£4,232/m²
Price per ft²£393/ft²
Avg floor area51.1 m²

EPC breakdown

C
55%
D
26%
E
6%
G
2%

Based on 89 properties · Confidence: high

Street mix

Terraced 19%Flat 81%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,450

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

5.3×

Price-to-income

£1,076/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£127,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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 Trajectory

1996–2026 · CAGR

+6.6%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

+102.6%

per year

Acceleration

+112.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 109 sales

Property Type Mix

Total: 109 sales

Terraced22.9%
Flat/maisonette77.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£57k-8.1%2.2
Post-dot-com plateau2001–2004£59k£115k+94.1%8.8
Pre-crash peak2005–2007£110k£135k+22.7%8
GFC & correction2008–2010£137k£107k-22.1%4.5
Help-to-Buy recovery2013–2016£95k£130k+36.8%1.2
Brexit uncertainty2017–2019£157k£245k+56.1%3
Pandemic surge2020–2021£200k£370k+85%1
Rate-rise correction2022–2023£228k£197k-13.4%4
Current market2024–2026£232k£426k+83.4%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%
Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Barking Rail Stationc2c · Suffragette
10 min walk
BarkingNational Rail
10 min walk
Barking Underground StationDistrict · Hammersmith & City
10 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
23 min walk
No bus stops within 400m

22

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf ★38 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)35
Nearest car park258m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
London Road Car Park
653m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 13%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

7 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.0 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

68

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Iyke (746 m)

Nearest supermarketAsda · 750 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

890m

Post office

Nearby shops

Sami's Stores466 m
Embas Local486 m
Barking International628 m
Nisa Today646 m

Nearby cafes

Asda Café744 m
Prima Stella Cafe755 m
Costa758 m
Starbucks784 m

Nearby restaurants

Wing It482 m
Grilago548 m
Best Fish & Chips562 m
Pablo's Pizza695 m

Nearby pubs

Iyke746 m
Kings Lounge755 m

Nearby gyms

Anytime Fitness634 m
The Gym823 m

Nearby health

Victoria and Five Elms Medical Centre416 m
AT Medics / The Loxford Practice543 m
Abbey Medical Centre586 m
The Child & Family Centre988 m
Food hygiene (5-star)53% of 38

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

67

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
7.5% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score3/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,440m
Crossrail 2 route10,187m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,278 nationally

2,347

Est. population

27,028/km²

57%

Employed

39%

Degree educated

£40,800

Median income

10.9%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

38%
22%
25%
Under 1838%
18–3422%
35–4925%
50–6412%
65+4%

Tenure

16%
42%
28%
Own outright9%
Own (mortgage)16%
Private rent43%
Social rent28%
Shared ownership4%
Rent free0%

Ethnicity

16%
34%
29%
White British11%
White Other16%
Asian34%
Black29%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household50%
Unemployed9%
No qualifications20%

Housing tenure (Census 2021)

Private rent43%
Social rent29%

vs. London

Income vs London-2.9%
Price vs London-58.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
4
Local approval rate
50%
Borough approval rate
60%
Historic landfill (400m)
1
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)
15
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG718 homes
completed
Land Between Whiting Avenue And, Land Between, GURDWARA WAY, and Gurdwara Way, Barking78 homes
completed
157-159, 157-159, North Street, Barking, IG11 8LA42 homes
completed
1, 1, LOXFORD ROAD, Barking39 homes
completed
CAPE CONTRACTS SITE, CAPE CONTRACTS SITE, HARTS LANE, NORTH STREET, IG1136 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 (£215,000)

£0

Standard buyer

£0

First-time buyer

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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Key facts for IG11 8LB

Full postcodeIG11 8LB
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.542859
Longitude0.071105
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