The bottom line
IG11 8PX offers low crime and a green environment — strong value for Families and Investors who can accept its trade-offs.
The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Check your dealbreakers
Toggle the things that matter to you — see how IG11 8PX scores on each.
Toggle a question above to see how IG11 8PX meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for IG11 8PX
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Postcode Personality
“London's quiet achiever”
How IG11 8PX has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
Primary
Northbury Primary School
Not yet inspected · 3 min walk
KS2: 104.3
Secondary
Greatfields School
Not yet inspected · 17 min walk
Childcare
Childcare
Oliver Thomas Nursery School
Outstanding · 22 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
107.8 incidents per 1,000 residents
+45% 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 +66% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 24 properties · Confidence: medium
Street mix
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
2014–2023 · CAGR
+0.8%
Total change
+7%
Market Activity
Price Velocity & Acceleration
Current Velocity
-34.1%
per year
Acceleration
-44.09
change in velocity
Market State
Downturn
Price Distribution
P25: £150k–£175k · P75: £125k–£150k · 7 sales
Property Type Mix
Total: 7 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2014–2015 | £135k | £157k | +15.9% | 1.5 |
| Brexit uncertainty | 2017–2018 | £135k | £200k | +48.1% | 1 |
| Pandemic surge | 2020–2020 | £220k | £220k | +0% | 1 |
| Rate-rise correction | 2023–2023 | £145k | £145k | +0% | 1 |
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 4
Good
Nearby stations
39
Walkability score
178
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
16
Car parks (800m)
0
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 — 6.4 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
5 min walk
62%
Recommend GP
62%
Overall GP experience
5
GPs within 1km
5
Dentists within 1km
5
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
58
Parks (1km)
19
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
6
Sports (1km)
2
Convenience
No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (611 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
1
Cinemas (2km)
737m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
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
75
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
24.7
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: 5,278 nationally
2,347
Est. population
27,028/km²
57%
Employed
39%
Degree educated
£40,800
Median income
10.9%
Claimant rate
29
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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