Mayesbrook · Barking and Dagenham · Barking constituency · 51.54974, 0.10862

IG11 9EN— Mayesbrook, Barking and Dagenham

Location and area intelligence for IG11 9EN, Mayesbrook, Barking and Dagenham

The family fortress

 

Schools 100%Safety 81/100Transport 24/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
52
Safety
81
Schools
95
Transport
24
Environment
81
Investment
58

The bottom line

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

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG11 9EN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how IG11 9EN meets your needs.

Location

IG11 9EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for IG11 9EN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare IG11 9EN with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How IG11 9EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Dorothy Barley Junior Academy

Good · Inspected Mar 2023 · 6 min walk

KS2: 104.1

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 12 min walk

P8: +0.04A8: 48.9

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.6 incidents per 1,000 residents

Better than 52% of London
→ Stable

-16% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour14%
Drug offences12%
Vehicle crime10%
Burglary5%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is 4% 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£4,868/m²
Price per ft²£452/ft²
Avg floor area49.4 m²

EPC breakdown

B
1%
C
16%
D
11%
E
2%

Based on 30 properties · Confidence: high

Street mix

Terraced 6%Flat 94%

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£123,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

+10.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 79 sales

Property Type Mix

Total: 79 sales

Terraced6.3%
Flat/maisonette93.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£72k+40.9%3.2
Post-dot-com plateau2001–2004£72k£138k+91.7%4.8
Pre-crash peak2006–2007£147k£150k+2%6
GFC & correction2008–2012£139k£150k+7.7%1.8
Help-to-Buy recovery2013–2016£116k£189k+62.5%2.2
Brexit uncertainty2017–2019£220k£233k+5.6%2.7
Pandemic surge2020–2021£225k£210k-6.7%1
Rate-rise correction2022–2022£214k£214k+0%2
Current market2025–2025£240k£240k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upney Underground StationDistrict line
16.3 min walk
Goodmayes

Nearby stations

Upney Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
21 min walk
Goodmayes Rail StationElizabeth line
22 min walk
GoodmayesNational Rail
22 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
22 min walk
No bus stops within 400m

18

Walkability score

35

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)53
Nearest car park388m
Santander docks (800m)0
Nearest cycle dock7.7 km

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: 9.0 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: 13.1 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 7.1 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

DR A ARIF

620 LONGBRIDGE ROAD, GOODMAYES, RM8 2AJ

6 min walk

67%

Recommend GP

67%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Roundhouse (961 m)

Nearest supermarketPremier Shop · 842 m
3 tennis courts1 swimming pools1 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)

487m

Post office

Nearby shops

Newz & Booze262 m
Bob Food Express929 m
Co-op Food1.0 km
Newsmaster1.0 km

Nearby restaurants

Pizza Town255 m
Istanbul Kebab & Cafe934 m
Tasty Chicken & RIbs992 m
Round House Chinese997 m

Nearby pubs

The Roundhouse961 m

Nearby gyms

Jim Peters Stadium374 m
Barking Sporthouse and Gym462 m

Nearby pharmacies

Britannia Pharmacy1.0 km
Food hygiene (5-star)51% of 35

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

58

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

High

Demand

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

25.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,658m
Crossrail 2 route12,405m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,633 nationally

1,884

Est. population

30,000/km²

64%

Employed

45%

Degree educated

£38,400

Median income

6.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

31

Community stability

Age profile

37%
25%
26%
Under 1837%
18–3425%
35–4926%
50–6410%
65+2%

Tenure

20%
39%
35%
Own outright4%
Own (mortgage)20%
Private rent39%
Social rent35%
Shared ownership2%

Ethnicity

15%
18%
25%
29%
White British15%
White Other18%
Asian25%
Black29%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household41%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent39%
Social rent35%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
58
Development activity
high
Residential apps (800m)
36
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
33%
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
194 homes · Buildings G & H - UEL Development Site, Buildings G & H - UEL Development Site, Longbridge Road, Dagenham, RM8
Pipeline pressure
NONE

Named schemes (500m)

Buildings G & H - UEL Development Site, Buildings G & H - UEL Development Site, Longbridge Road, Dagenham, RM8194 homes
completed
LAND REAR OF ST THOMAS MORE CHURCH, LAND REAR OF ST THOMAS MORE CHURCH, LONGBRIDGE ROAD, IG11124 homes
completed
633-639, 633-639, LONGBRIDGE ROAD, IG11 9BZ25 homes
completed
SITE FOR BLOCKS D,E,J & K, R/O ST.THOMAS MORE CH., SITE FOR BLOCKS D,E,J & K, R/O ST.THOMAS MORE CH., LONGBRIDGE ROAD, IG1112 homes
completed
Development sites adjacent 7 and 10, Development sites adjacent 7 and 10, Wessex Close, Newbury Park, IG3 8JT6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.6%
Ward turnout
95%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Shamsul AzamLabour
Kashif HaroonLabour
Faiza NoreenLabour

Live in IG11 9EN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for IG11 9EN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track IG11 9EN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for IG11 9EN

Full postcodeIG11 9EN
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardMayesbrook
Latitude51.549735
Longitude0.108617
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