Northbury · Barking and Dagenham · Barking constituency · 51.53968, 0.07921

IG11 8NW— Northbury, Barking and Dagenham

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

High-connectivity investment target

 

Safety 68/100Transport 54/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
53
Safety
68
Schools
—
Transport
54
Environment
74
Investment
59

The bottom line

IG11 8NW offers low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

IG11 8NW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+126.0% vs London avg

Deep-dive guides for IG11 8NW

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

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🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG11 8NW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Northbury Primary School

Not yet inspected · 4 min walk

KS2: 104.3

—

Secondary

Greatfields School

Not yet inspected · 11 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

146.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour19%
Drug offences8%
Theft6%
Robbery5%
Burglary4%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.3km

Crime is +126% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)4
New build0.0%
Price per m²£5,098/m²
Price per ft²£474/ft²
Avg floor area68.8 m²

EPC breakdown

B
292%

Based on 292 properties · Confidence: high

Street mix

Semi 2%Terraced 12%Detached 2%Flat 83%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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£172,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.50 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.1%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.0%

per year

Acceleration

-68.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Semi-detached1.8%
Terraced10.9%
Flat/maisonette85.5%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£80k£140k+75.9%1.5
Post-dot-com plateau2001–2004£120k£238k+97.9%1.3
Pre-crash peak2005–2005£400k£400k+0%1
Pandemic surge2020–2021£350k£180k-48.6%20.5
Rate-rise correction2022–2022£102k£102k+0%1
Current market2024–2025£228k£353k+54.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0.1%
District
0.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Barking Rail Stationc2c · Suffragette
1 min walk
BarkingNational Rail
1 min walk
Barking Underground StationDistrict · Hammersmith & City
2 min walk
Upney Underground StationDistrict
19 min walk
East Ham Underground StationDistrict · Hammersmith & City
24 min walk
4 bus routes · 7 stops within 400m · 261 buses/hr peak

80

Walkability score

332

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria60 min ↑
Waterloo53 min ↑
Canary Wharf ★41 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

23

Car parks (800m)

0

EV chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
London Road Car Park
173m
🅿️
Upper Level Car Park
245m
🅿️
Vicarage Field Shoppers Car Park
333m
🅿️
Lidl
464m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.8 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 10%
More green space than 94% 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

10 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

38

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketLituanica · 274 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

237m

Post office

Nearby shops

Las Fiebinti186 m
MiXas225 m
Meats Bazar393 m
Soud Buchery409 m

Nearby cafes

Prima Stella Cafe99 m
Starbucks120 m
Costa172 m
Barking Cafe185 m

Nearby restaurants

Chunky Grill & Pizza118 m
KFC122 m
The Wood Oven128 m
Barking Fish Centre139 m

Nearby pubs

Kings Lounge134 m
The Spotted Dog176 m
Flavorz Wine Bar & Restaurant185 m
Iyke195 m

Nearby gyms

The Gym262 m
Anytime Fitness569 m
Benita Yoga906 m
Barking & Dagenham Canoe Club1.0 km

Nearby pharmacies

Mayors Dispensing Chemist791 m

Nearby health

Abbey Medical Centre180 m
Victoria and Five Elms Medical Centre248 m
The Child & Family Centre452 m
AT Medics / The Loxford Practice711 m
Food hygiene (5-star)28% of 204

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

59

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score22/100
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

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,487m
Crossrail 2 route10,770m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,377 nationally

2,908

Est. population

16,473/km²

64%

Employed

49%

Degree educated

£40,800

Median income

10.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

28

Community stability

Age profile

30%
30%
27%
Under 1830%
18–3430%
35–4927%
50–6411%
65+3%

Tenure

14%
35%
38%
Own outright3%
Own (mortgage)14%
Private rent35%
Social rent38%
Shared ownership10%
Rent free0%

Ethnicity

18%
32%
28%
White British11%
White Other18%
Asian32%
Black28%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household61%
Unemployed9%
No qualifications17%

Housing tenure (Census 2021)

Social rent38%
Private rent35%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
1
Local approval rate
75%
Borough approval rate
60%
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)
6
Largest scheme
291 homes · Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW
Pipeline pressure
NONE

Named schemes (500m)

Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 homes
completed
Street Record, Town Square, Phase 1, TOWN SQUARE, Barking246 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
Abbeville Apartments, 37, LONDON ROAD, London Road, Barking100 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 8NW

Full postcodeIG11 8NW
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.539685
Longitude0.079210
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