Eastbury · Barking and Dagenham · Barking constituency · 51.53348, 0.09913

IG11 9SW— Eastbury, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 38/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
84
Schools
100
Transport
38
Environment
58
Investment
32

The bottom line

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

The catch: 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG11 9SW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.7% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for IG11 9SW

🛡️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 9SW 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 · 13 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

Oliver Thomas Nursery School

Outstanding · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.5 incidents per 1,000 residents

Better than 63% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour28%
Other28%
Vehicle crime7%
Burglary4%
Robbery3%
Drug offences1%
Theft1%

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 · 833m

Crime is 24% 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£5,875/m²
Price per ft²£546/ft²
Avg floor area94.9 m²

EPC breakdown

C
4%
D
16%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Semi 69%Terraced 31%

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£237,250
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+932%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.7%

per year

Acceleration

-27.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£54k£77k+43.1%1.3
Post-dot-com plateau2002–2003£130k£160k+23.1%1
Pre-crash peak2006–2006£202k£202k+0%1
GFC & correction2008–2008£218k£218k+0%1
Help-to-Buy recovery2013–2013£226k£226k+0%1
Brexit uncertainty2017–2017£388k£388k+0%1
Current market2025–2025£558k£558k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.9%
District
7.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

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
6.4 min walk
Barking

Nearby stations

Upney Underground StationDistrict
7 min walk
Barking Underground StationDistrict · Hammersmith & City
18 min walk
Barking Rail StationSuffragette · c2c
18 min walk
BarkingNational Rail
18 min walk
Barking RiversideSuffragette
24 min walk
No bus stops within 400m

31

Walkability score

60

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

12

Car parks (800m)

6

EV chargers (800m)

Nearest car park571m
Santander docks (800m)0
Nearest cycle dock6.7 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: 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: 12.1 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 13%
Less green space than 80% of London

Nearest SSSI: Abbey Wood SSSI — 5.6 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

24 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 591 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Beks Zone (386 m)

Nearest supermarketWelcome · 634 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

644m

Post office

Nearby shops

Ripple Supermarket257 m
Londis404 m
The Meat & Fish Factory414 m
S'n'K Food Mart415 m

Nearby cafes

Miorita408 m
The Spot410 m
Buon Appetito Cafe419 m
Brothers Cafe945 m

Nearby restaurants

Eastern Paradise377 m
Blossom Garden405 m
Mama's Peri Peri424 m
The Chubby Friar440 m

Nearby pubs

Beks Zone386 m
The Thatched House516 m
The Lighterman575 m

Nearby pharmacies

Day Lewis Pharmacy428 m
Britannia Pharmacy602 m

Nearby health

Barking Community Hospital591 m
Highgrove Surgery602 m
Riverside Clinic872 m
Food hygiene (5-star)21% of 48

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

32

Investment score

Weak

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score15/100
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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,901m
Crossrail 2 route12,210m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,631 nationally

1,537

Est. population

9,589/km²

58%

Employed

33%

Degree educated

£37,500

Median income

7.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

27%
24%
21%
17%
Under 1827%
18–3424%
35–4921%
50–6417%
65+11%

Tenure

18%
30%
19%
30%
Own outright18%
Own (mortgage)30%
Private rent19%
Social rent30%
Shared ownership3%

Ethnicity

29%
13%
37%
14%
White British29%
White Other13%
Asian37%
Black14%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine22%
No car household33%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent30%
Private rent19%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
76
Development activity
high
Residential apps (800m)
46
Commercial apps (800m)
6
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)
9
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)

510, 510, RIPPLE ROAD, IG11 9RZ19 homes
completed
Bailey Court, 48, BLAKE AVENUE, Barking14 homes
completed
Sugden Way Garages, Former Garage Site, SUGDEN WAY, Barking13 homes
completed
Garages Rear of 101-113, Garages Rear of 101-113, Roycraft Avenue, Barking, IG11 0NS6 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 9SW

Full postcodeIG11 9SW
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.533485
Longitude0.099128
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