Northbury · Barking and Dagenham · Barking constituency · 51.53875, 0.09076

IG11 9XS— Northbury, Barking and Dagenham

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

The practical family move

 

Schools 100%Safety 83/100Transport 50/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
83
Schools
60
Transport
50
Environment
57
Investment
76

The bottom line

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

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Location

IG11 9XS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG11 9XS

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

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“The practical family move”

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How IG11 9XS 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 · 4 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 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 990m

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area97.5 m²

EPC breakdown

C
12%
D
13%
E
4%
F
1%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 7%Terraced 94%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£243,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,770
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.1%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.4%

per year

Acceleration

+52.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached6.5%
Terraced93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£72k£115k+59.7%2.8
Post-dot-com plateau2002–2004£165k£220k+33.3%2.3
Pre-crash peak2005–2006£222k£237k+6.8%1.5
GFC & correction2009–2010£267k£290k+8.8%1.5
Help-to-Buy recovery2015–2016£300k£420k+40%2
Pandemic surge2020–2021£490k£360k-26.5%1
Current market2024–2024£455k£455k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
8 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

22

Walkability score

28

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

14

Car parks (800m)

6

EV chargers (800m)

Nearest car park494m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Vicarage Field Shoppers Car Park
579m
🅿️
Upper Level Car Park
657m
🅿️
Lidl
724m

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: 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: 11.6 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 16%
Less green space than 84% of London

Nearest SSSI: Abbey Wood 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

16 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 · 559 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

60

Parks (1km)

9

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 (452 m)

Nearest supermarketLituanica · 823 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)

799m

Post office

Nearby shops

Lotus404 m
The Meat & Fish Factory417 m
Londis424 m
S'n'K Food Mart435 m

Nearby cafes

Buon Appetito Cafe434 m
The Spot437 m
Miorita439 m
BG Zakuska571 m

Nearby restaurants

The Chubby Friar399 m
Mama's Peri Peri410 m
Blossom Garden440 m
Eastern Paradise458 m

Nearby pubs

Beks Zone452 m
Flavorz Wine Bar & Restaurant637 m
The Spotted Dog641 m
The Royal Oak812 m

Nearby pharmacies

Day Lewis Pharmacy406 m
Mayors Dispensing Chemist583 m
Britannia Pharmacy797 m

Nearby health

Highgrove Surgery558 m
Barking Community Hospital559 m
Tulasi Medical Centre669 m
Food hygiene (5-star)25% of 67

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

76

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

38.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,922m
Crossrail 2 route11,577m

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)
145
Development activity
high
Residential apps (800m)
88
Commercial apps (800m)
3
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)
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 adjoining, 2, Land adjoining, 2, Salisbury Avenue, IG11 9XW4 homes
completed
2, 2, St Awdrys Road, Barking, IG11 7QD4 homes
completed
Garage Area rear of, 181-189, Garage Area rear of, 181-189, Wilmington Gardens, 40-50 Thornhill Gardens, IG11 9UB4 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 9XS

Full postcodeIG11 9XS
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.538751
Longitude0.090761
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