Eastbury · Barking and Dagenham · Barking constituency · 51.53450, 0.09489

IG11 9ST— Eastbury, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 38/100~9% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
55
Safety
80
Schools
60
Transport
38
Environment
60
Investment
55

The bottom line

IG11 9ST offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

IG11 9ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

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

Deep-dive guides for IG11 9ST

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How IG11 9ST 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 · 4 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 28 min walk

5 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 671m

Crime is 0% 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£3,815/m²
Price per ft²£354/ft²
Avg floor area52.7 m²

EPC breakdown

C
4%
D
11%
E
4%

Based on 19 properties · Confidence: medium

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£131,750
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, filled cavity
Roof(another dwelling above)
Heating fuelelectricity (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

2008–2024 · CAGR

+2.4%

Total change

+46%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

-39.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2008£130k£130k+0%1
Pandemic surge2021–2021£185k£185k+0%1
Current market2024–2024£190k£190k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Upney StationDistrict line
6.6 min walk
Barking

Nearby stations

Upney Underground StationDistrict
8 min walk
Barking Underground StationDistrict · Hammersmith & City
14 min walk
Barking Rail StationSuffragette · c2c
14 min walk
BarkingNational Rail
14 min walk
Barking RiversideSuffragette
28 min walk
No bus stops within 400m

32

Walkability score

76

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)

6

EV chargers (800m)

Nearest car park305m
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 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: 11.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 5.8 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

23 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 549 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 910 m
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)

919m

Post office

Nearby shops

S'n'K Food Mart117 m
Londis146 m
The Meat & Fish Factory146 m
Lotus152 m

Nearby cafes

Miorita114 m
The Spot115 m
Buon Appetito Cafe119 m
Thames Cafe1.1 km

Nearby restaurants

Eastern Paradise106 m
Blossom Garden114 m
Mama's Peri Peri149 m
The Chubby Friar155 m

Nearby pubs

Beks Zone107 m
The Lighterman824 m

Nearby pharmacies

Day Lewis Pharmacy151 m
Britannia Pharmacy547 m
Mayors Dispensing Chemist582 m

Nearby health

Barking Community Hospital549 m
Highgrove Surgery558 m
Tulasi Medical Centre704 m
Food hygiene (5-star)32% of 37

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

55

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
8.5% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score13/100
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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,773m
Crossrail 2 route11,905m

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)
103
Development activity
high
Residential apps (800m)
63
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)
6
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
Mellish Road Garages, Mellish Road Garages, Melish Close, Barking, IG116 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 9ST

Full postcodeIG11 9ST
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.534505
Longitude0.094892
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