Longbridge · Barking and Dagenham · Barking constituency · 51.54220, 0.10386

IG11 9BL— Longbridge, Barking and Dagenham

Location and area intelligence for IG11 9BL, Longbridge, Barking and Dagenham

The family fortress

 

Schools 100%Safety 86/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
86
Schools
100
Transport
37
Environment
76
Investment
28

The bottom line

IG11 9BL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

IG11 9BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for IG11 9BL

🛡️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 9BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Manor Junior School

Not yet inspected · Inspected Nov 2024 · 2 min walk

KS2: 107.4

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 2 min walk

P8: +0.04A8: 48.9

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-59% vs borough

Crime by type

Violence & sexual offences30%
Other22%
Vehicle crime19%
Anti-social behaviour17%
Drug offences6%
Burglary5%
Robbery2%
Theft0%

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 · 1.7km

Crime is 53% below 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£5,798/m²
Price per ft²£539/ft²
Avg floor area110 m²

EPC breakdown

C
2%
D
15%
E
4%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 9%Terraced 91%

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£275,000
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 EAnnual charge £2,163
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+706%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-40.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached9.1%
Terraced90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£78k£101k+29.7%1.8
Post-dot-com plateau2001–2004£153k£310k+103.3%3.5
Pre-crash peak2005–2007£290k£297k+2.4%4.3
GFC & correction2008–2011£290k£298k+2.8%1
Help-to-Buy recovery2014–2015£250k£410k+64%1
Brexit uncertainty2018–2019£570k£520k-8.8%1
Pandemic surge2021–2021£685k£685k+0%1
Current market2025–2025£625k£625k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.8%
District
11.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Upney Underground StationDistrict line
5.5 min walk
Seven Kings

Nearby stations

Upney Underground StationDistrict
6 min walk
Barking Underground StationDistrict · Hammersmith & City
20 min walk
Barking Rail StationSuffragette · c2c
20 min walk
Becontree Underground StationDistrict
20 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
31 min walk
No bus stops within 400m

15

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria65 min ↑
Waterloo62 min ↑
Canary Wharf ★46 min
City52 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

9

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)53
Nearest car park318m
Santander docks (800m)0
Nearest cycle dock7.2 km

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: 11.0 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: 12.6 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood 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

GABLES SURGERY

50 MARKYATE ROAD, RM8 2LD

13 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalBarking Community Hospital · 515 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Roundhouse (660 m)

Nearest supermarketCostcutter · 1.5 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

758m

Post office

Nearby shops

Essentials Mini Market328 m
Bob Food Express614 m
Newsmaster676 m
Co-op Food685 m

Nearby cafes

Daily Munch Cafe765 m
Savoy Cafe963 m

Nearby restaurants

Upney Fish Bar303 m
Istanbul Kebab & Cafe614 m
Ho Lee668 m
Flavour Hut710 m

Nearby pubs

The Roundhouse660 m
The Thatched House1.0 km

Nearby gyms

Barking Sporthouse and Gym669 m
Jim Peters Stadium716 m

Nearby pharmacies

Britannia Pharmacy524 m
Maplestead Pharmacy944 m

Nearby health

Highgrove Surgery508 m
Barking Community Hospital515 m
Food hygiene (5-star)75% of 12

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

E

High street health

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,820m
Crossrail 2 route12,417m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,866 nationally

2,096

Est. population

11,844/km²

62%

Employed

32%

Degree educated

£41,800

Median income

5.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

27%
27%
19%
17%
Under 1827%
18–3428%
35–4919%
50–6417%
65+9%

Tenure

32%
51%
14%
Own outright33%
Own (mortgage)51%
Private rent14%
Social rent3%
Shared ownership0%

Ethnicity

19%
62%
White British19%
White Other7%
Asian62%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household14%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
135
Development activity
high
Residential apps (800m)
83
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
60%
Opportunity area
No
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
247 homes · BARKING HOSPITAL, BARKING HOSPITAL, UPNEY LANE, IG11
Pipeline pressure
NONE

Named schemes (500m)

Edgefield Court, Edgefield Court, Edgefield Avenue, Barking, IG11 9JP5 homes
completed
Garages between Gibbards Cottages, Garages between Gibbards Cottages, Upney Lane, 1 The Drive, IG11 9JB4 homes
completed
145, 145, Beccles Drive, IG112 homes
completed
59, 59, Woodbridge Road, Barking, IG11 9ES2 homes
completed
143, 143, Beccles Drive, Barking, IG11 9HZ2 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.3%
Ward turnout
123%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Rocky GillLabour
Faruk ChoudhuryLabour
Lynda Jane RiceLabour

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Key facts for IG11 9BL

Full postcodeIG11 9BL
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardLongbridge
Latitude51.542195
Longitude0.103855
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