Northbury · Barking and Dagenham · Barking constituency · 51.53868, 0.08793

IG11 9XP— Northbury, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 83/100Transport 55/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
83
Schools
60
Transport
55
Environment
68
Investment
48

The bottom line

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

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Location

IG11 9XP

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 9XP

🛡️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 9XP 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 · 5 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 25 min walk

7 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 · 971m

Crime is 21% 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£4,990/m²
Price per ft²£464/ft²
Avg floor area93.7 m²

EPC breakdown

C
5%
D
10%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 91%Flat 9%

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£234,250
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, 100 mm loft insulation
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

1999–2026 · CAGR

+6.2%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-115.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 23 sales

Property Type Mix

Total: 23 sales

Terraced91.3%
Flat/maisonette8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£94k£94k+0%4
Post-dot-com plateau2002–2004£139k£220k+58.3%1.3
Pre-crash peak2005–2007£220k£262k+19.1%1.3
GFC & correction2009–2011£210k£225k+7.1%1
Help-to-Buy recovery2014–2015£268k£341k+27.3%2
Brexit uncertainty2017–2017£249k£249k+0%1
Pandemic surge2020–2021£203k£450k+122.2%1
Current market2026–2026£480k£480k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
5.8 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
6 min walk
Barking Rail StationSuffragette · c2c
6 min walk
BarkingNational Rail
6 min walk
Upney Underground StationDistrict
12 min walk
East Ham Underground StationDistrict · Hammersmith & City
32 min walk
No bus stops within 400m

36

Walkability score

75

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 park387m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
387m
🅿️
Upper Level Car Park
461m
🅿️
Lidl
552m
🅿️
London Road Car Park
724m

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: 55%
More green space than 92% of London

Nearest SSSI: Abbey Wood 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

14 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 755 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

51

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Flavorz Wine Bar & Restaurant (450 m)

Nearest supermarketLituanica · 630 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

1

Libraries (1km)

0

Cinemas (2km)

466m

Post office

Nearby shops

MiXas408 m
KTA Supermarket514 m
Lotus536 m
The Meat & Fish Factory554 m

Nearby cafes

BG Zakuska393 m
The Best Cafe in Town404 m
Shepherd's Cafe & Restaurant413 m
Costa444 m

Nearby restaurants

Yaki401 m
Tasty African Restaurant411 m
Pizza Hut Delivery414 m
Nando's417 m

Nearby pubs

Flavorz Wine Bar & Restaurant450 m
The Spotted Dog453 m
Beks Zone583 m
Kings Lounge591 m

Nearby gyms

The Gym638 m

Nearby pharmacies

Mayors Dispensing Chemist505 m
Day Lewis Pharmacy540 m
Britannia Pharmacy886 m

Nearby health

Tulasi Medical Centre560 m
Abbey Medical Centre675 m
The Child & Family Centre685 m
Highgrove Surgery754 m
Food hygiene (5-star)28% of 118

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

48

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53.5

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,786m
Crossrail 2 route11,381m

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)
2
Live planning apps (800m)
115
Development activity
high
Residential apps (800m)
69
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)
16
Largest scheme
90 homes · FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG11
Pipeline pressure
NONE

Named schemes (500m)

FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 homes
completed
2a And Land Adjoining, 2a, Cranborne Road, IG11 7XE12 homes
completed
Land Adjacent To 25-27, Land Adjacent To 25-27, Eldred Road, Barking, IG116 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 9XP

Full postcodeIG11 9XP
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.538676
Longitude0.087931
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