Northbury · Barking and Dagenham · Barking constituency · 51.54170, 0.08448

IG11 8TB— Northbury, Barking and Dagenham

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 50/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
63
Safety
73
Schools
60
Transport
50
Environment
68
Investment
68

The bottom line

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

The catch: high noise levels nearby.

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Location

IG11 8TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for IG11 8TB

🛡️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

“High-connectivity investment target”

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How IG11 8TB 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 · 10 min walk

KS2: 105.2

—

Secondary

Greatfields School

Not yet inspected · 12 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour17%
Theft9%
Vehicle crime7%
Drug offences6%
Robbery4%
Burglary3%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.3km

Crime is +71% above London average

Property

2 Jul

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£4,392/m²
Price per ft²£408/ft²
Avg floor area56.9 m²

EPC breakdown

B
3%
C
4%
D
8%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Terraced 100%

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£142,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1996–2025 · CAGR

+4.9%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.0%

per year

Acceleration

+29.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£120k+92%1.7
Post-dot-com plateau2002–2004£221k£240k+8.8%1
Pre-crash peak2005–2006£370k£355k-4.1%1
Help-to-Buy recovery2015–2015£250k£250k+0%1
Current market2025–2025£250k£250k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
12.4%
District
12.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
4.1 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
4 min walk
Upney Underground StationDistrict
15 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
27 min walk
No bus stops within 400m

50

Walkability score

168

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

13

Car parks (800m)

3

EV chargers (800m)

Nearest car park192m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Upper Level Car Park
468m
🅿️
Vicarage Field Shoppers Car Park
475m
🅿️
London Road Car Park
597m
🅿️
Lidl
692m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 22%
More green space than 91% 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

9 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

31

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketLituanica · 620 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)

0

Cinemas (2km)

467m

Post office

Nearby shops

MiXas240 m
Sami's Stores498 m
Embas Local499 m
Las Fiebinti548 m

Nearby cafes

BG Zakuska189 m
The Best Cafe in Town190 m
Shepherd's Cafe & Restaurant264 m
Costa337 m

Nearby restaurants

Pizza Hut Delivery11 m
Tasty African Restaurant44 m
Pizza GoGo58 m
To To Kitchen206 m

Nearby pubs

Flavorz Wine Bar & Restaurant262 m
The Spotted Dog275 m
Kings Lounge501 m
Iyke586 m

Nearby gyms

The Gym617 m

Nearby pharmacies

Britannia Pharmacy811 m
Mayors Dispensing Chemist843 m

Nearby health

Abbey Medical Centre371 m
Victoria and Five Elms Medical Centre582 m
AT Medics / The Loxford Practice694 m
The Child & Family Centre764 m
Food hygiene (5-star)27% of 155

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

68

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
Gross yield
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,890m
Crossrail 2 route11,121m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,812 nationally

1,804

Est. population

16,161/km²

56%

Employed

34%

Degree educated

£39,300

Median income

8.9%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

26%
24%
26%
15%
Under 1826%
18–3424%
35–4926%
50–6415%
65+9%

Tenure

18%
15%
47%
19%
Own outright18%
Own (mortgage)15%
Private rent47%
Social rent19%
Rent free0%

Ethnicity

13%
17%
49%
White British13%
White Other17%
Asian49%
Black11%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household51%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent47%
Social rent19%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
70
Development activity
high
Residential apps (800m)
36
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
291 homes · Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW
Pipeline pressure
NONE

Named schemes (500m)

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
Wigham House, 16 - 30, Wigham House, 16 - 30, Wakering Road, Barking, IG11 8PD25 homes
completed
213-217, 213-217, LONGBRIDGE ROAD, IG11 8UE18 homes
completed
67-73, 67-73, Longbridge Road, Barking, IG11 8TG9 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 8TB

Full postcodeIG11 8TB
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.541696
Longitude0.084478
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