Northbury · Barking and Dagenham · Barking constituency · 51.54233, 0.07914

IG11 8QG— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 85/100Transport 52/100~8% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
67
Safety
85
Schools
60
Transport
52
Environment
74
Investment
70

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

IG11 8QG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for IG11 8QG

🛡️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 8QG 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 · 4 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.0 incidents per 1,000 residents

Better than 73% of London
→ Stable

-50% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour19%
Drug offences10%
Robbery6%
Theft3%
Vehicle crime3%
Burglary2%

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 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£2,385/m²
Price per ft²£222/ft²
Avg floor area87.3 m²

EPC breakdown

C
13%
D
22%
E
11%
F
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 63%Flat 38%

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£218,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+4.7%

Total change

+311%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.6%

per year

Acceleration

+79.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 40 sales

Property Type Mix

Total: 40 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£86k+59.3%1.4
Post-dot-com plateau2001–2004£115k£130k+13%2.5
Pre-crash peak2006–2007£194k£219k+12.6%2
GFC & correction2008–2012£178k£220k+23.9%1.7
Help-to-Buy recovery2013–2015£230k£169k-26.5%2
Brexit uncertainty2019–2019£385k£385k+0%1
Pandemic surge2021–2021£293k£293k+0%2
Rate-rise correction2023–2023£323k£323k+0%2
Current market2024–2026£169k£222k+31.6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
2.6%
District
2.6%
Terraced+0% α
Local
7%
District
7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
3.8 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
20 min walk
East Ham Underground StationDistrict · Hammersmith & City
25 min walk
4 bus routes · 7 stops within 400m · 44 buses/hr peak

67

Walkability score

266

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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park76m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
London Road Car Park
436m
🅿️
Upper Level Car Park
511m
🅿️
Vicarage Field Shoppers Car Park
580m
🅿️
Lidl
748m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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 · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

37

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketLituanica · 569 m
9 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

504m

Post office

Nearby shops

Sami's Stores143 m
Embas Local166 m
MiXas348 m
Las Fiebinti481 m

Nearby cafes

Prima Stella Cafe313 m
The Best Cafe in Town333 m
BG Zakuska345 m
Shepherd's Cafe & Restaurant357 m

Nearby restaurants

Best Fish & Chips122 m
Grilago138 m
Wing It153 m
To To Kitchen299 m

Nearby pubs

Flavorz Wine Bar & Restaurant316 m
The Spotted Dog322 m
Kings Lounge428 m
Iyke485 m

Nearby gyms

The Gym556 m
Anytime Fitness755 m

Nearby pharmacies

Mayors Dispensing Chemist1.0 km
Woodlands Pharmacy1.1 km

Nearby health

Abbey Medical Centre115 m
Victoria and Five Elms Medical Centre261 m
AT Medics / The Loxford Practice426 m
The Child & Family Centre747 m
Food hygiene (5-star)29% of 218

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

70

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
Gross yield
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,718m
Crossrail 2 route10,747m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,535 nationally

1,701

Est. population

30,000/km²

56%

Employed

32%

Degree educated

£39,300

Median income

7.0%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

29%
24%
26%
14%
Under 1829%
18–3424%
35–4926%
50–6414%
65+8%

Tenure

21%
20%
52%
Own outright21%
Own (mortgage)20%
Private rent52%
Social rent6%
Shared ownership0%

Ethnicity

18%
55%
White British10%
White Other18%
Asian55%
Black10%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household46%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent52%
Social rent6%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
4
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
FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG1190 homes
completed
CAR PARK SITE, CAR PARK SITE, GEORGE STREET, WILLIAM STREET, NORTH STREET (80-82), IG1184 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 8QG

Full postcodeIG11 8QG
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.542330
Longitude0.079143
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