Northbury · Barking and Dagenham · Barking constituency · 51.54193, 0.07379

IG11 8LE— Northbury, Barking and Dagenham

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

The hidden gem

 

Safety 74/100Transport 49/100Yield 6.23%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
63
Safety
74
Schools
—
Transport
49
Environment
78
Investment
69

The bottom line

IG11 8LE offers low crime and a green environment at £260,000 median — a strong choice for Families and Investors.

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Location

IG11 8LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-50.0% vs London avg
vs London income-2.9% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for IG11 8LE

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

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“The hidden gem”

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How IG11 8LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Northbury Primary School

Not yet inspected · 2 min walk

KS2: 104.3

—

Secondary

Greatfields School

Not yet inspected · 16 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 21 min walk

4 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.7km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

£260,000

Median sale price

Bottom 25% — 50% below London median

£260,000 is 50% below the London median (£520,000)

+23.8%

This year

Flat

Dominant type

Price history

5-year change
+56.6%
Sales (24 months)9
New build0.0%
Avg flat£260,000
Price per m²£5,603/m²
Price per ft²£521/ft²
Avg floor area46.9 m²

EPC breakdown

B
13%
C
19%
D
13%
E
3%

Based on 48 properties · Confidence: high

Street mix

Terraced 1%Flat 97%Other 1%

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£500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,300

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

6.4×

Price-to-income

£1,301/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£117,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6.8%

Total change

+415%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.8%

per year

Acceleration

-2.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 66 sales

Property Type Mix

Total: 66 sales

Terraced1.5%
Flat/maisonette98.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£51k£51k+0%2
Post-dot-com plateau2001–2004£61k£115k+90.1%5.5
Pre-crash peak2005–2007£120k£125k+4.2%4.3
GFC & correction2010–2010£110k£110k+0%1
Help-to-Buy recovery2013–2016£110k£180k+63.6%3.3
Brexit uncertainty2017–2018£203k£200k-1.5%2.5
Pandemic surge2020–2021£220k£166k-24.5%1.5
Rate-rise correction2022–2022£210k£210k+0%1
Current market2025–2025£260k£260k+0%9

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
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
6.6 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

42

Walkability score

186

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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park213m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
London Road Car Park
456m
🅿️
Upper Level Car Park
688m
🅿️
Vicarage Field Shoppers Car Park
781m

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: 10.5 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 40%
More green space than 99% 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

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.8 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

61

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Iyke (546 m)

Nearest supermarketAsda · 568 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

680m

Post office

Nearby shops

Sami's Stores316 m
Embas Local349 m
Barking International508 m
Las Fiebinti577 m

Nearby cafes

Prima Stella Cafe542 m
Asda Café558 m
Starbucks572 m
Shepherd's Cafe & Restaurant634 m

Nearby restaurants

Wing It339 m
Grilago400 m
Best Fish & Chips408 m
Pablo's Pizza511 m

Nearby pubs

Iyke546 m
Kings Lounge547 m
The Spotted Dog594 m
Flavorz Wine Bar & Restaurant596 m

Nearby gyms

Anytime Fitness541 m
The Gym626 m
Benita Yoga1.1 km

Nearby health

Victoria and Five Elms Medical Centre203 m
Abbey Medical Centre380 m
AT Medics / The Loxford Practice505 m
The Child & Family Centre801 m
Food hygiene (5-star)34% of 115

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

69

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
6.2% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score33/100
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

67

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,462m
Crossrail 2 route10,379m

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-50.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
33%
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)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
617
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
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
CAR PARK SITE, CAR PARK SITE, GEORGE STREET, WILLIAM STREET, NORTH STREET (80-82), IG1184 homes
completed
Kings House, 96, NORTH STREET, Barking, IG11 8FH79 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 (£260,000)

£500

Standard buyer

£0

First-time buyer

Save £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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Key facts for IG11 8LE

Full postcodeIG11 8LE
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.541930
Longitude0.073789
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