Northbury · Barking and Dagenham · Barking constituency · 51.54091, 0.07116

IG11 8LL— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 77/100Transport 38/100⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
77
Schools
90
Transport
38
Environment
70
Investment
52

The bottom line

IG11 8LL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 8LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for IG11 8LL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG11 8LL 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 · 15 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

Oliver Thomas Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+15% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Drug offences13%
Vehicle crime12%
Anti-social behaviour10%
Theft5%
Burglary5%
Robbery3%

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 · 1.7km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area67.9 m²

EPC breakdown

B
1%
C
24%
D
6%

Based on 31 properties · Confidence: high

Street mix

Terraced 18%Flat 73%Other 9%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£169,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2019 · CAGR

+7.2%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.7%

per year

Acceleration

-67.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Terraced22.2%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%1
Post-dot-com plateau2001–2004£73k£133k+82.8%1
Pre-crash peak2005–2005£130k£130k+0%1
GFC & correction2008–2008£160k£160k+0%1
Help-to-Buy recovery2014–2014£178k£178k+0%2
Brexit uncertainty2018–2019£282k£258k-8.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
8.2 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

32

Walkability score

105

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

22

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park47m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
London Road Car Park
512m
🅿️
Upper Level Car Park
782m

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: 10.3 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 61%
More green space than 90% of London

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

9 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Iyke (603 m)

Nearest supermarketAsda · 581 m
6 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)

774m

Post office

Nearby shops

Barking International419 m
Sami's Stores531 m
Embas Local564 m
Las Fiebinti647 m

Nearby cafes

Costa541 m
Asda Café580 m
Barking Cafe649 m
Zanzibar Foods662 m

Nearby restaurants

Pablo's Pizza530 m
Wing It554 m
Nylah's Grill558 m
The Junakee Tandoori586 m

Nearby pubs

Iyke603 m
Kings Lounge633 m
The Spotted Dog740 m
Flavorz Wine Bar & Restaurant746 m

Nearby gyms

Anytime Fitness418 m
The Gym673 m
Benita Yoga1.1 km

Nearby health

Victoria and Five Elms Medical Centre349 m
Abbey Medical Centre557 m
AT Medics / The Loxford Practice699 m
The Child & Family Centre818 m
Food hygiene (5-star)60% of 25

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

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

22.4

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,264m
Crossrail 2 route10,204m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,400 nationally

1,795

Est. population

18,975/km²

51%

Employed

32%

Degree educated

£40,800

Median income

10.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

33

Community stability

Age profile

38%
20%
22%
16%
Under 1838%
18–3420%
35–4922%
50–6416%
65+3%

Tenure

27%
57%
Own outright6%
Own (mortgage)9%
Private rent27%
Social rent57%
Shared ownership1%
Rent free1%

Ethnicity

16%
26%
40%
White British16%
White Other9%
Asian26%
Black40%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine27%
No car household51%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent57%
Private rent27%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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)
6
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
597
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

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
CAPE CONTRACTS SITE, CAPE CONTRACTS SITE, HARTS LANE, NORTH STREET, IG1136 homes
completed
Land adjoining 114, Land adjoining 114, Victoria Road, Barking, IG11 8PZ14 homes
completed
Bridge House, Bridge House, London Road, Barking, IG11 8DA14 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 8LL

Full postcodeIG11 8LL
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.540906
Longitude0.071161
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