Northbury · Barking and Dagenham · Barking constituency · 51.54187, 0.07742

IG11 8PF— Northbury, Barking and Dagenham

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

High-connectivity investment target

 

Safety 68/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
53
Safety
68
Schools
—
Transport
52
Environment
74
Investment
47

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

IG11 8PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 8PF

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

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG11 8PF 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 · 14 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 22 min walk

5 primaries · 0 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.5km

Crime is +126% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,779/m²
Price per ft²£723/ft²
Avg floor area57.1 m²

EPC breakdown

B
3%
C
24%

Based on 27 properties · Confidence: medium

Street mix

Terraced 6%Flat 94%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£142,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2024 · CAGR

+5.8%

Total change

+174%

Market Activity

Price Velocity & Acceleration

Current Velocity

+98.4%

per year

Acceleration

+102.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 34 sales

Property Type Mix

Total: 34 sales

Terraced5.9%
Flat/maisonette94.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£163k£165k+1.2%10.5
Help-to-Buy recovery2013–2016£122k£180k+47.5%1.2
Brexit uncertainty2017–2018£100k£235k+135%3
Pandemic surge2020–2020£225k£225k+0%1
Current market2024–2024£447k£447k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.1%
District
3.1%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
4.1 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Rail Stationc2c · Suffragette
4 min walk
BarkingNational Rail
4 min walk
Barking Underground StationDistrict · Hammersmith & City
5 min walk
Upney Underground StationDistrict
21 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
No bus stops within 400m

53

Walkability score

277

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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park122m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
London Road Car Park
369m
🅿️
Upper Level Car Park
515m
🅿️
Vicarage Field Shoppers Car Park
598m
🅿️
Lidl
735m

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: 10.8 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

6 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

35

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (367 m)

Nearest supermarketAsda · 509 m
3 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)

507m

Post office

Nearby shops

Sami's Stores161 m
Embas Local201 m
MiXas406 m
Las Fiebinti447 m

Nearby cafes

Prima Stella Cafe338 m
Starbucks382 m
The Best Cafe in Town407 m
Shepherd's Cafe & Restaurant408 m

Nearby restaurants

Wing It186 m
Best Fish & Chips212 m
Grilago215 m
To To Kitchen369 m

Nearby pubs

Flavorz Wine Bar & Restaurant367 m
The Spotted Dog368 m
Kings Lounge401 m
Iyke438 m

Nearby gyms

The Gym516 m
Anytime Fitness640 m
Benita Yoga1.1 km

Nearby pharmacies

Woodlands Pharmacy1.2 km

Nearby health

Abbey Medical Centre137 m
Victoria and Five Elms Medical Centre139 m
AT Medics / The Loxford Practice455 m
The Child & Family Centre708 m
Food hygiene (5-star)28% of 213

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

47

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
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,605m
Crossrail 2 route10,631m

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)
26
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
50%
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
718 homes · FORMER LAPORTE CHEMICAL WORKS, FORMER LAPORTE CHEMICAL WORKS, UPHALL ROAD, IG1 2JG
Pipeline pressure
NONE

Named schemes (500m)

Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 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

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Key facts for IG11 8PF

Full postcodeIG11 8PF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.541866
Longitude0.077420
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