Northbury · Barking and Dagenham · Barking constituency · 51.54048, 0.08687

IG11 9TL— Northbury, Barking and Dagenham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
83
Schools
60
Transport
56
Environment
68
Investment
50

The bottom line

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

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Location

IG11 9TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for IG11 9TL

🛡️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 9TL 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 · 11 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.5 incidents per 1,000 residents

Better than 61% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour22%
Theft6%
Vehicle crime5%
Drug offences3%
Burglary3%
Robbery1%

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 · 1.2km

Crime is 21% below London average

Property

24 Apr

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£4,078/m²
Price per ft²£379/ft²
Avg floor area110.1 m²

EPC breakdown

C
12%
D
34%
E
4%
F
3%

Based on 53 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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£275,250
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 DAnnual charge £1,770
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.4%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.2%

per year

Acceleration

-15.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached5.1%
Terraced94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£131k+87.1%1.8
Post-dot-com plateau2001–2004£145k£215k+48.3%3.8
Pre-crash peak2005–2007£218k£265k+21.8%2.7
GFC & correction2008–2012£250k£250k+0%1.8
Help-to-Buy recovery2014–2016£306k£407k+33%2.7
Brexit uncertainty2018–2018£423k£423k+0%2
Pandemic surge2021–2021£441k£441k+0%3
Rate-rise correction2022–2023£543k£520k-4.1%2
Current market2024–2024£420k£420k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

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
5.1 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
5 min walk
Barking Rail Stationc2c · Suffragette
5 min walk
BarkingNational Rail
5 min walk
Upney Underground StationDistrict
13 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
30 min walk
No bus stops within 400m

41

Walkability score

96

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)

3

EV chargers (800m)

Nearest car park350m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
436m
🅿️
Upper Level Car Park
473m
🅿️
Lidl
644m
🅿️
London Road Car Park
685m

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: 11.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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 · 850 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (355 m)

Nearest supermarketLituanica · 647 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)

475m

Post office

Nearby shops

MiXas314 m
Las Fiebinti596 m
KTA Supermarket702 m
Sami's Stores705 m

Nearby cafes

BG Zakuska275 m
The Best Cafe in Town285 m
Shepherd's Cafe & Restaurant330 m
Costa391 m

Nearby restaurants

Pizza Hut Delivery219 m
Tasty African Restaurant226 m
Pizza GoGo238 m
Yaki302 m

Nearby pubs

Flavorz Wine Bar & Restaurant355 m
The Spotted Dog363 m
Kings Lounge563 m
Iyke644 m

Nearby gyms

The Gym649 m

Nearby pharmacies

Mayors Dispensing Chemist695 m
Day Lewis Pharmacy728 m
Britannia Pharmacy769 m

Nearby health

Abbey Medical Centre543 m
Tulasi Medical Centre731 m
Victoria and Five Elms Medical Centre743 m
The Child & Family Centre751 m
Food hygiene (5-star)30% of 121

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
Gross yield
3.8% (average)London avg: 3.8%Above average yield
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

61.8

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 route10,890m
Crossrail 2 route11,295m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,917 nationally

1,845

Est. population

27,466/km²

62%

Employed

35%

Degree educated

£39,300

Median income

4.6%

Claimant rate

Urban coreVery high densityEstablished mixed

36

Community stability

Age profile

28%
23%
25%
15%
Under 1828%
18–3423%
35–4925%
50–6415%
65+9%

Tenure

20%
29%
46%
Own outright20%
Own (mortgage)29%
Private rent46%
Social rent4%
Shared ownership1%

Ethnicity

13%
20%
48%
White British13%
White Other20%
Asian48%
Black11%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household33%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent47%
Social rent4%

vs. London

Income vs London-6.4%

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)
56
Commercial apps (800m)
5
Major developments (800m)
0
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)
17
Largest scheme
90 homes · FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG11
Pipeline pressure
NONE

Named schemes (500m)

FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG1190 homes
completed
FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 homes
completed
67-73, 67-73, Longbridge Road, Barking, IG11 8TG9 homes
completed
99A, 99A, Longbridge Road, Barking, IG11 8TB6 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 9TL

Full postcodeIG11 9TL
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.540475
Longitude0.086874
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