Eastbury · Barking and Dagenham · Barking constituency · 51.53822, 0.10532

IG11 9NF— Eastbury, Barking and Dagenham

Location and area intelligence for IG11 9NF, Eastbury, Barking and Dagenham

The family fortress

 

Schools 100%Safety 76/100Transport 42/100

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
76
Schools
100
Transport
42
Environment
76
Investment
50

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

IG11 9NF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-22.4% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for IG11 9NF

🛡️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 9NF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Eastbury Primary School

Not yet inspected · 4 min walk

KS2: 104.3

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 7 min walk

P8: +0.04A8: 48.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.0 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+27% vs borough

Crime by type

Violence & sexual offences32%
Other31%
Anti-social behaviour14%
Vehicle crime8%
Drug offences7%
Theft3%
Robbery3%
Burglary3%

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 · 1.5km

Crime is +45% above London average

Property

Prices, sales volume and market trends

Avg floor area64.5 m²

EPC breakdown

C
5%
D
4%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£161,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

2001–2023 · CAGR

+6.7%

Total change

+313%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

-57.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£63k£95k+50.8%2
Pre-crash peak2005–2007£110k£142k+29.5%1.5
GFC & correction2008–2008£138k£138k+0%1
Help-to-Buy recovery2015–2016£180k£170k-5.3%1.5
Brexit uncertainty2019–2019£265k£265k+0%1
Rate-rise correction2023–2023£260k£260k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
3.2 min walk
Barking

Nearby stations

Upney Underground StationDistrict
3 min walk
Becontree Underground StationDistrict
19 min walk
Barking Underground StationDistrict · Hammersmith & City
21 min walk
Barking Rail StationSuffragette · c2c
21 min walk
BarkingNational Rail
21 min walk
No bus stops within 400m

23

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria58 min ↑
Waterloo56 min ↑
Canary Wharf ★42 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

11

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)53
Nearest car park399m
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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 83% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier 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: 22%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 6.0 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

15 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalBarking Community Hospital · 455 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Thatched House (588 m)

Nearest supermarketCostcutter · 1.0 km
3 tennis courts

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)

1.1km

Post office

Nearby shops

Essentials Mini Market324 m
Ripple Supermarket428 m
Spar521 m
Lodge Food & Wine532 m

Nearby cafes

Savoy Cafe542 m

Nearby restaurants

Upney Fish Bar320 m
Pizza Franco518 m
Aroma534 m
Big Fry545 m

Nearby pubs

The Thatched House588 m
The Roundhouse671 m
The Lighterman1.1 km

Nearby gyms

Barking Sporthouse and Gym958 m
Jim Peters Stadium1.0 km

Nearby pharmacies

Britannia Pharmacy479 m
Maplestead Pharmacy530 m

Nearby health

Barking Community Hospital455 m
Highgrove Surgery458 m
Riverside Clinic1.1 km
Food hygiene (5-star)41% of 27

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

50

Investment score

Moderate

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

17.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,577m
Crossrail 2 route12,588m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,753 nationally

1,882

Est. population

13,361/km²

54%

Employed

33%

Degree educated

£32,600

Median income

9.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

35%
20%
26%
13%
Under 1835%
18–3420%
35–4926%
50–6413%
65+7%

Tenure

24%
21%
44%
Own outright11%
Own (mortgage)24%
Private rent21%
Social rent44%
Shared ownership0%

Ethnicity

29%
17%
25%
23%
White British29%
White Other17%
Asian25%
Black23%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine24%
No car household42%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent44%
Private rent22%

vs. London

Income vs London-22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
69
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
1
Major developments (800m)
0
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
62 homes · Barking Hospital, Barking Hospital, Upney lane, Barking, IG11
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGES OF SEBASTIAN COURT, FORMER GARAGES OF SEBASTIAN COURT, MEADOW ROAD, IG11 9PE29 homes
completed
510, 510, RIPPLE ROAD, IG11 9RZ19 homes
completed
Amenity Green To The South Of, Amenity Green To The South Of, Margaret Bondfield Avenue, Barking, IG11 9FB5 homes
completed
Edgefield Court, Edgefield Court, Edgefield Avenue, Barking, IG11 9JP5 homes
completed
9, 9, Ben Tillet Close, Barking, IG11 9NT2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.6%
Ward turnout
92%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Mohammed KhanLabour
Dominic TwomeyLabour
Maureen Margaret WorbyLabour

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Key facts for IG11 9NF

Full postcodeIG11 9NF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.538221
Longitude0.105316
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
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