Northbury · Barking and Dagenham · Barking constituency · 51.54303, 0.08183

IG11 8RB— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 85/100Transport 40/100⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
85
Schools
60
Transport
40
Environment
71
Investment
66

The bottom line

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

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

Less suited to Car-free commuters.

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Location

IG11 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for IG11 8RB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG11 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodlands Primary School

Not yet inspected · 9 min walk

KS2: 105.2

—

Secondary

Greatfields School

Not yet inspected · 15 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 25 min walk

4 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)

1

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

Prices, sales volume and market trends

Avg floor area84.3 m²

EPC breakdown

C
6%
D
18%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 59%Flat 41%

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£210,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.1%

Total change

+636%

Market Activity

Price Velocity & Acceleration

Current Velocity

+160.7%

per year

Acceleration

+184.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 21 sales

Property Type Mix

Total: 21 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£73k£65k-10.6%1.5
Post-dot-com plateau2001–2004£67k£120k+77.8%2
Pre-crash peak2005–2007£182k£233k+27.7%1
GFC & correction2010–2012£112k£244k+117.9%2
Help-to-Buy recovery2014–2016£270k£206k-23.7%1
Current market2024–2024£537k£537k+0%1

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
5.8%
District
5.8%
Terraced+0% α
Local
7.3%
District
7.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Barking Rail Stationc2c · Suffragette
5 min walk
BarkingNational Rail
5 min walk
Barking Underground StationDistrict · Hammersmith & City
5 min walk
Upney Underground StationDistrict
18 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
25 min walk
No bus stops within 400m

52

Walkability score

248

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria63 min ↑
Waterloo57 min ↑
Canary Wharf ★42 min
City51 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Upper Level Car Park
565m
🅿️
London Road Car Park
582m
🅿️
Vicarage Field Shoppers Car Park
608m

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: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 40%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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 · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

32

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketLituanica · 673 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)

561m

Post office

Nearby shops

Embas Local274 m
Sami's Stores283 m
MiXas344 m
Loxford General Store465 m

Nearby cafes

The Best Cafe in Town304 m
BG Zakuska312 m
Shepherd's Cafe & Restaurant363 m
Prima Stella Cafe376 m

Nearby restaurants

Best Fish & Chips191 m
Grilago210 m
Pizza GoGo226 m
Pizza Hut Delivery232 m

Nearby pubs

Flavorz Wine Bar & Restaurant334 m
The Spotted Dog346 m
Kings Lounge533 m
Iyke607 m

Nearby gyms

The Gym664 m

Nearby pharmacies

Mayors Dispensing Chemist1.0 km
Woodlands Pharmacy1.1 km

Nearby health

Abbey Medical Centre267 m
Victoria and Five Elms Medical Centre458 m
AT Medics / The Loxford Practice459 m
The Child & Family Centre842 m
Food hygiene (5-star)29% of 179

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

66

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
Gentrification score20/100
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

37.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,893m
Crossrail 2 route10,928m

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

SuburbanVery 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)
5
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
19
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
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)
19
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
FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG1190 homes
completed
Wigham House, 16 - 30, Wigham House, 16 - 30, Wakering Road, Barking, IG11 8PD71 homes
completed
1-22, 1-22, MEDWAY CLOSE, BUTTSBURY ROAD, LOXFORD LANE (50-84), IG166 homes
completed
ALLOTMENT LAND ADJACENT BUTTSBURY ESTATE, ALLOTMENT LAND ADJACENT BUTTSBURY ESTATE, LOXFORD LANE, IG154 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 8RB

Full postcodeIG11 8RB
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.543029
Longitude0.081828
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