Eastbury · Barking and Dagenham · Barking constituency · 51.53577, 0.09423

IG11 9PN— Eastbury, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 39/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
55
Safety
80
Schools
60
Transport
39
Environment
60
Investment
36

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how IG11 9PN 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 9PN meets your needs.

Location

IG11 9PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for IG11 9PN

🛡️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 9PN with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How IG11 9PN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ripple Primary School

Not yet inspected · 3 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 9 min walk

P8: +0.36A8: 46.0

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 · 28 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences33%
Other28%
Anti-social behaviour15%
Vehicle crime11%
Drug offences7%
Burglary4%
Robbery2%
Theft0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 757m

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,987/m²
Price per ft²£742/ft²
Avg floor area63.2 m²

EPC breakdown

B
5%
C
10%
D
9%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Terraced 79%Flat 14%Other 7%

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£158,000
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)
RoofAverage thermal transmittance 0.12 W/m²K
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

1998–2026 · CAGR

+6%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-185.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 26 sales

Property Type Mix

Total: 26 sales

Terraced84.6%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£90k£90k+0%1
Post-dot-com plateau2001–2004£110k£162k+46.8%1.8
Pre-crash peak2005–2007£153k£316k+107.2%1.7
GFC & correction2008–2012£240k£216k-10%1
Help-to-Buy recovery2013–2015£150k£335k+123.3%3
Brexit uncertainty2018–2018£240k£240k+0%1
Pandemic surge2021–2021£180k£180k+0%1
Current market2025–2026£500k£460k-8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position10

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
6 min walk
Barking

Nearby stations

Upney Underground StationDistrict
7 min walk
Barking Underground StationDistrict · Hammersmith & City
12 min walk
Barking Rail StationSuffragette · c2c
13 min walk
BarkingNational Rail
13 min walk
Becontree Underground StationDistrict
29 min walk
No bus stops within 400m

28

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria62 min ↑
Waterloo56 min ↑
Canary Wharf ★42 min
City49 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

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park314m
Santander docks (800m)0
Nearest cycle dock6.4 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: 11.0 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: 11.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
Above average green space

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

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

21 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 463 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 1.0 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

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

Lotus8 m
The Meat & Fish Factory15 m
Londis29 m
S'n'K Food Mart44 m

Nearby cafes

Miorita39 m
The Spot40 m
Buon Appetito Cafe48 m
Daily Munch Cafe1.1 km

Nearby restaurants

Mama's Peri Peri4 m
The Chubby Friar19 m
Blossom Garden37 m
Eastern Paradise49 m

Nearby pubs

Beks Zone42 m
The Lighterman964 m
The Royal Oak1.1 km

Nearby pharmacies

Day Lewis Pharmacy4 m
Britannia Pharmacy455 m
Mayors Dispensing Chemist562 m

Nearby health

Barking Community Hospital463 m
Highgrove Surgery470 m
Tulasi Medical Centre684 m
Food hygiene (5-star)34% of 32

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

36

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

38.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,841m
Crossrail 2 route11,845m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,208 nationally

1,879

Est. population

13,284/km²

53%

Employed

29%

Degree educated

£37,500

Median income

9.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

33%
19%
25%
14%
Under 1833%
18–3419%
35–4925%
50–6414%
65+10%

Tenure

22%
25%
41%
Own outright11%
Own (mortgage)22%
Private rent25%
Social rent41%
Shared ownership0%
Rent free0%

Ethnicity

28%
28%
22%
White British28%
White Other13%
Asian28%
Black22%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household41%
Unemployed6%
No qualifications31%

Housing tenure (Census 2021)

Social rent41%
Private rent25%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
122
Development activity
high
Residential apps (800m)
76
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
3
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)
18
Largest scheme
247 homes · BARKING HOSPITAL, BARKING HOSPITAL, UPNEY LANE, IG11
Pipeline pressure
NONE

Named schemes (500m)

Depot and 99, Depot and 99, Sparsholt Road, Kennedy Road, Barking, IG11 7YG18 homes
completed
Bailey Court, 48, BLAKE AVENUE, Barking14 homes
completed
Former Site Of Harrow Public House, The Harrow PH, RIPPLE ROAD, Barking, IG11 9PW13 homes
completed
87, 87, Movers Lane, Barking, IG11 7UQ8 homes
completed
Garage Area rear of, 181-189, Garage Area rear of, 181-189, Wilmington Gardens, 40-50 Thornhill Gardens, IG11 9UB4 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

Live in IG11 9PN? 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 9PN.
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 9PN

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

No spam. Unsubscribe anytime.

Key facts for IG11 9PN

Full postcodeIG11 9PN
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.535767
Longitude0.094229
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