Northbury · Barking and Dagenham · Barking constituency · 51.53804, 0.09087

IG11 9XF— Northbury, Barking and Dagenham

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

The practical family move

 

Schools 100%Safety 83/100Transport 50/100~9% yield · indicativeOnly 3 sales — thin data

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
83
Schools
60
Transport
50
Environment
57
Investment
71

The bottom line

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

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Location

IG11 9XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 9XF

🛡️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🔒 Very Safe

“The practical family move”

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How IG11 9XF 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 27 min walk

6 primaries · 2 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 913m

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,155/m²
Price per ft²£386/ft²
Avg floor area43.4 m²

EPC breakdown

B
3%
C
19%
D
17%
E
4%

Based on 43 properties · Confidence: high

Street mix

Terraced 4%Flat 96%Other 1%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£108,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2026 · CAGR

+4%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-4.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 93 sales

Property Type Mix

Total: 93 sales

Terraced4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£59k£59k+1.2%11
Post-dot-com plateau2001–2004£65k£135k+106.9%5.8
Pre-crash peak2005–2007£145k£137k-5.5%3.7
GFC & correction2008–2008£165k£165k+0%1
Help-to-Buy recovery2013–2015£109k£140k+29%3
Brexit uncertainty2017–2019£233k£190k-18.3%2
Pandemic surge2020–2021£193k£185k-3.9%2.5
Rate-rise correction2022–2023£253k£200k-20.8%1
Current market2025–2026£195k£180k-7.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Upney Underground StationDistrict line
7.7 min walk
Barking

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
9 min walk
Barking Rail StationSuffragette · c2c
9 min walk
BarkingNational Rail
9 min walk
Upney Underground StationDistrict
9 min walk
Becontree Underground StationDistrict
32 min walk
No bus stops within 400m

23

Walkability score

35

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

13

Car parks (800m)

3

EV chargers (800m)

Nearest car park434m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
574m
🅿️
Upper Level Car Park
658m
🅿️
Lidl
699m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.6 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 84% of London

Nearest SSSI: Abbey Wood SSSI — 6.3 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

17 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 558 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

72

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beks Zone (385 m)

Nearest supermarketLituanica · 818 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

873m

Post office

Nearby shops

Lotus337 m
The Meat & Fish Factory352 m
Londis361 m
S'n'K Food Mart365 m

Nearby cafes

Buon Appetito Cafe363 m
The Spot368 m
Miorita369 m
BG Zakuska607 m

Nearby restaurants

The Chubby Friar331 m
Mama's Peri Peri344 m
Blossom Garden371 m
Eastern Paradise392 m

Nearby pubs

Beks Zone385 m
Flavorz Wine Bar & Restaurant666 m
The Spotted Dog669 m
The Royal Oak888 m

Nearby pharmacies

Day Lewis Pharmacy340 m
Mayors Dispensing Chemist521 m
Britannia Pharmacy537 m

Nearby health

Highgrove Surgery558 m
Barking Community Hospital558 m
Tulasi Medical Centre614 m
Food hygiene (5-star)28% of 50

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

71

Investment score

Strong

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
8.9% (high)London avg: 3.8%Strong yield — top 3% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

55.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,868m
Crossrail 2 route11,590m

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)
1
Live planning apps (800m)
144
Development activity
high
Residential apps (800m)
88
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
2
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
247 homes · BARKING HOSPITAL, BARKING HOSPITAL, UPNEY LANE, IG11
Pipeline pressure
NONE

Named schemes (500m)

FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 homes
completed
Land Adjacent To 25-27, Land Adjacent To 25-27, Eldred Road, Barking, IG116 homes
completed
Land Adjacent, 30, Land Adjacent, 30, Norfolk Road, IG11 7QR4 homes
completed
Land adjoining, 2, Land adjoining, 2, Salisbury Avenue, IG11 9XW4 homes
completed
2, 2, St Awdrys Road, Barking, IG11 7QD4 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 9XF

Full postcodeIG11 9XF
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.538039
Longitude0.090873
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