Northbury · Barking and Dagenham · Barking constituency · 51.53989, 0.08551

IG11 9TF— Northbury, Barking and Dagenham

Location and area intelligence for IG11 9TF, Northbury, Barking and Dagenham

The family fortress

 

Schools 100%Safety 73/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
73
Schools
60
Transport
58
Environment
68
Investment
45

The bottom line

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

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Location

IG11 9TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for IG11 9TF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG11 9TF 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 · 7 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 10 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour17%
Theft9%
Vehicle crime7%
Drug offences6%
Robbery4%
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 · 1.1km

Crime is +71% above London average

Property

12 Jun

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£4,561/m²
Price per ft²£424/ft²
Avg floor area110 m²

EPC breakdown

C
8%
D
17%
E
8%

Based on 33 properties · Confidence: high

Street mix

Semi 5%Terraced 80%Flat 15%

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£275,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2024 · CAGR

+6.5%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.4%

per year

Acceleration

+71.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced78.9%
Flat/maisonette15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£135k+58.8%1.3
Post-dot-com plateau2001–2004£114k£223k+95.2%1.5
Pre-crash peak2005–2007£250k£250k+0%2
GFC & correction2010–2011£248k£250k+0.8%1
Help-to-Buy recovery2014–2016£385k£349k-9.5%1.5
Pandemic surge2021–2021£413k£413k+0%1
Rate-rise correction2022–2022£340k£340k+0%1
Current market2024–2024£525k£525k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Barking Underground StationDistrict line
3.8 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
4 min walk
Barking Rail StationSuffragette · c2c
4 min walk
BarkingNational Rail
4 min walk
Upney Underground StationDistrict
14 min walk
East Ham Underground StationDistrict · Hammersmith & City
30 min walk
No bus stops within 400m

50

Walkability score

125

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★36 min
City41 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park268m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
324m
🅿️
Upper Level Car Park
358m
🅿️
Lidl
537m
🅿️
London Road Car Park
575m

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: 12.0 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: 11.3 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 64%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

12 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 932 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

30

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (257 m)

Nearest supermarketLituanica · 532 m
6 tennis courts

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)

360m

Post office

Nearby shops

MiXas214 m
Las Fiebinti482 m
KTA Supermarket638 m
New Westbury653 m

Nearby cafes

BG Zakuska186 m
The Best Cafe in Town197 m
Shepherd's Cafe & Restaurant227 m
Costa280 m

Nearby restaurants

Tasty African Restaurant202 m
Yaki204 m
Pizza GoGo207 m
Pizza Hut Delivery212 m

Nearby pubs

Flavorz Wine Bar & Restaurant257 m
The Spotted Dog263 m
Kings Lounge450 m
Iyke531 m

Nearby gyms

The Gym534 m

Nearby pharmacies

Mayors Dispensing Chemist634 m
Day Lewis Pharmacy756 m
Britannia Pharmacy881 m

Nearby health

Abbey Medical Centre467 m
The Child & Family Centre638 m
Tulasi Medical Centre653 m
Victoria and Five Elms Medical Centre656 m
Food hygiene (5-star)28% of 154

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

45

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
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

Very High

Demand

Very Low

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

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,779m
Crossrail 2 route11,204m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,812 nationally

1,804

Est. population

16,161/km²

56%

Employed

34%

Degree educated

£39,300

Median income

8.9%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

26%
24%
26%
15%
Under 1826%
18–3424%
35–4926%
50–6415%
65+9%

Tenure

18%
15%
47%
19%
Own outright18%
Own (mortgage)15%
Private rent47%
Social rent19%
Rent free0%

Ethnicity

13%
17%
49%
White British13%
White Other17%
Asian49%
Black11%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household51%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent47%
Social rent19%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
81
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
1
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)
16
Largest scheme
291 homes · Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW
Pipeline pressure
NONE

Named schemes (500m)

FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG1190 homes
completed
67-73, 67-73, Longbridge Road, Barking, IG11 8TG9 homes
completed
99A, 99A, Longbridge Road, Barking, IG11 8TB6 homes
completed
19, 19, St Erkenwald Road, Barking, IG11 7YL6 homes
completed
Faircross Garage, Faircross Garage, Faircross Avenue, Barking, IG11 8RD5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
86%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Saima AshrafLabour
Giasuddin MiahLabour
Summya SohaibLabour

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Key facts for IG11 9TF

Full postcodeIG11 9TF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.539888
Longitude0.085506
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