Northbury · Barking and Dagenham · Barking constituency · 51.54194, 0.07770

IG11 8PG— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 68/100Transport 52/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
68
Schools
60
Transport
52
Environment
72
Investment
73

The bottom line

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

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

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Location

IG11 8PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 8PG

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG11 8PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

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

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

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

Prices, sales volume and market trends

Avg floor area72.8 m²

EPC breakdown

B
9%
C
34%

Based on 43 properties · Confidence: high

Street mix

Terraced 15%Flat 85%

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£182,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2023 · CAGR

+-1.8%

Total change

-26%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.4%

per year

Acceleration

-74.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 52 sales

Property Type Mix

Total: 52 sales

Terraced15.4%
Flat/maisonette84.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£203k£171k-15.8%16
GFC & correction2012–2012£129k£129k+0%1
Help-to-Buy recovery2014–2016£178k£295k+66.2%2
Brexit uncertainty2017–2019£245k£250k+2%2.3
Pandemic surge2020–2021£203k£265k+30.9%1.5
Rate-rise correction2023–2023£150k£150k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.4%
District
-1.4%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

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 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

274

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 park105m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
London Road Car Park
378m
🅿️
Upper Level Car Park
512m
🅿️
Vicarage Field Shoppers Car Park
593m
🅿️
Lidl
736m

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 AONB40% green spaceTree canopy: 10%
More green space than 92% 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

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.5 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

58

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 (357 m)

Nearest supermarketAsda · 518 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)

505m

Post office

Nearby shops

Sami's Stores151 m
Embas Local190 m
MiXas395 m
Las Fiebinti450 m

Nearby cafes

Prima Stella Cafe333 m
Starbucks378 m
The Best Cafe in Town393 m
Shepherd's Cafe & Restaurant397 m

Nearby restaurants

Wing It174 m
Best Fish & Chips194 m
Grilago199 m
To To Kitchen356 m

Nearby pubs

Flavorz Wine Bar & Restaurant357 m
The Spotted Dog358 m
Kings Lounge403 m
Iyke443 m

Nearby gyms

The Gym521 m
Anytime Fitness658 m
Benita Yoga1.1 km

Nearby pharmacies

Woodlands Pharmacy1.2 km

Nearby health

Abbey Medical Centre125 m
Victoria and Five Elms Medical Centre158 m
AT Medics / The Loxford Practice448 m
The Child & Family Centre713 m
Food hygiene (5-star)28% of 214

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

73

Investment score

Strong

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,623m
Crossrail 2 route10,649m

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)
27
Development activity
high
Residential apps (800m)
8
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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Compare Barking and Dagenham with nearby boroughs:

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Key facts for IG11 8PG

Full postcodeIG11 8PG
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.541942
Longitude0.077697
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