The bottom line
IG11 8LU 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.
Check your dealbreakers
Toggle the things that matter to you — see how IG11 8LU scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for IG11 8LU
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Postcode Personality
“The family fortress”
How IG11 8LU has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Northbury Primary School
Not yet inspected · 4 min walk
KS2: 104.3
Secondary
Little Ilford School
Good · Inspected Nov 2022 · 14 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Oliver Thomas Nursery School
Outstanding · 19 min walk
4 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
85.2 incidents per 1,000 residents
+15% vs borough
Crime by type
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 · 1.8km
Crime is +31% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 14 properties · Confidence: medium
LHA rates — Outer East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2017–2022 · CAGR
+-0.4%
Total change
-2%
Market Activity
Price Velocity & Acceleration
Current Velocity
-5.4%
per year
Acceleration
-8.87
change in velocity
Market State
Downturn
Price Distribution
P25: £150k–£175k · P75: £175k–£200k · 4 sales
Property Type Mix
Total: 4 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Brexit uncertainty | 2017–2018 | £174k | £180k | +3.4% | 1 |
| Rate-rise correction | 2022–2022 | £170k | £170k | +0% | 2 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
26
Walkability score
88
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
21
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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
5
GPs within 1km
3
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
75
Parks (1km)
2
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
7
Sports (1km)
2
Convenience
No pubs within 400m — nearest: Iyke (638 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
804m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
52
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
22.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 4,400 nationally
1,795
Est. population
18,975/km²
51%
Employed
32%
Degree educated
£40,800
Median income
10.0%
Claimant rate
33
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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