Northbury · Barking and Dagenham · Barking constituency · 51.54147, 0.07218

IG11 8NB— Northbury, Barking and Dagenham

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

London's quiet achiever

 

Safety 77/100Transport 39/100⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
45
Safety
77
Schools
—
Transport
39
Environment
70
Investment
52

The bottom line

IG11 8NB offers low crime — 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.

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Location

IG11 8NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment 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 8NB

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How IG11 8NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Northbury Primary School

Not yet inspected · 3 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 · 19 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 area74.3 m²

EPC breakdown

B
6%
C
31%
D
17%
E
6%

Based on 60 properties · Confidence: high

Street mix

Terraced 21%Flat 76%Other 2%

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£185,750
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

1996–2024 · CAGR

+4.6%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+8.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 38 sales

Property Type Mix

Total: 38 sales

Terraced23.7%
Flat/maisonette76.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£57k£63k+11%2
Post-dot-com plateau2001–2003£62k£120k+93.5%3.7
Pre-crash peak2005–2007£100k£116k+16%2
GFC & correction2008–2012£95k£140k+48.1%1.2
Help-to-Buy recovery2014–2016£150k£225k+50%1
Brexit uncertainty2017–2019£287k£290k+1%1.7
Pandemic surge2020–2020£380k£380k+0%1
Rate-rise correction2022–2023£195k£189k-3.1%1
Current market2024–2024£200k£200k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position100

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
7.6 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

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

34

Walkability score

117

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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)8
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
London Road Car Park
492m
🅿️
Upper Level Car Park
749m

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: 10.4 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

8 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.9 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

59

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Iyke (584 m)

Nearest supermarketAsda · 581 m
2 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)

741m

Post office

Nearby shops

Sami's Stores438 m
Barking International462 m
Embas Local470 m
Las Fiebinti623 m

Nearby cafes

Asda Café576 m
Costa608 m
Prima Stella Cafe623 m
Starbucks645 m

Nearby restaurants

Wing It461 m
Grilago522 m
Pablo's Pizza527 m
Best Fish & Chips531 m

Nearby pubs

Iyke584 m
Kings Lounge602 m
The Spotted Dog684 m
Flavorz Wine Bar & Restaurant688 m

Nearby gyms

Anytime Fitness477 m
The Gym660 m
Benita Yoga1.1 km

Nearby health

Victoria and Five Elms Medical Centre286 m
Abbey Medical Centre485 m
AT Medics / The Loxford Practice606 m
The Child & Family Centre820 m
Food hygiene (5-star)42% of 62

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 score13/100
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

18.1

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,356m
Crossrail 2 route10,271m

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)
7
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
0%
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)
606
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
Kings House, 96, NORTH STREET, Barking, IG11 8FH79 homes
completed
Land Between Whiting Avenue And, Land Between, GURDWARA WAY, and Gurdwara Way, Barking78 homes
completed
Samal House, 5 - 9, LOXFORD ROAD, Barking73 homes
completed
157-159, 157-159, North Street, Barking, IG11 8LA42 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 8NB

Full postcodeIG11 8NB
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.541473
Longitude0.072181
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