Local market reports › IG area › IG11 › IG11 8
Barking Riverside market report IG11 8, Barking
The standing IG11 8 (Barking Riverside) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,244 sales registered with HM Land Registry in IG11 8 (Barking) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 17 registered 2026 sales put the IG11 8 (Barking) median at £232,000, down 9% on five years earlier, with a mean of £227,600, and by floor area homes here have averaged about £4,390 per square metre over the last five years. Everything rests on 3,244 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG11 8 is a postcode sector: one group of streets inside IG11 (Barking). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where IG11 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
IG11 8 sold prices: where the market stands
Across 17 registered 2026 sales, the typical (median) IG11 8 home went for £232,000. The mean is £227,600, nearly identical to it, meaning sales cluster closely around the typical figure.
IG11 8 prices by floor area
Averaged across five years of sales, floor space in IG11 8 costs about £4,390 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, IG11 8 sits 19% below the national market.
IG11 8's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £232,000 | £232,000 | 17 |
| 2025 | £250,000 | £255,978 | 51 |
| 2024 | £250,000 | £265,801 | 47 |
| 2023 | £243,000 | £266,998 | 39 |
| 2022 | £196,000 | £229,832 | 87 |
| 2021 | £255,000 | £322,863 | 129 |
| 2020 | £315,000 | £408,719 | 133 |
| 2019 | £230,000 | £301,475 | 39 |
| 2018 | £210,000 | £279,934 | 53 |
| 2017 | £223,500 | £304,832 | 60 |
| 2016 | £205,500 | £287,497 | 76 |
| 2015 | £173,500 | £245,156 | 126 |
| 2014 | £165,000 | £234,081 | 85 |
| 2013 | £147,500 | £212,238 | 57 |
| 2012 | £136,000 | £200,175 | 36 |
| 2011 | £160,000 | £241,538 | 33 |
| 2010 | £145,000 | £227,397 | 50 |
| 2009 | £131,000 | £210,584 | 29 |
| 2008 | £165,000 | £270,470 | 89 |
| 2007 | £155,000 | £262,923 | 229 |
| 2006 | £149,800 | £260,034 | 204 |
| 2005 | £140,000 | £249,144 | 128 |
| 2004 | £144,500 | £262,440 | 197 |
| 2003 | £130,000 | £239,492 | 205 |
| 2002 | £110,000 | £206,964 | 218 |
| 2001 | £73,800 | £141,877 | 162 |
| 2000 | £60,000 | £117,750 | 134 |
| 1999 | £49,800 | £99,249 | 115 |
| 1998 | £60,000 | £121,114 | 183 |
| 1997 | £49,500 | £101,515 | 106 |
| 1996 | £41,500 | £87,522 | 75 |
| 1995 | £41,800 | £90,867 | 52 |
In cash terms the typical IG11 8 home went from £41,800 in 1995 to £232,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 155%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 43% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the IG11 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+49.1% on the year before); the weakest, 2022 (−23.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.2% | −9.4% |
| 5 years (since 2021) | −1.9% | −6.4% |
| 10 years (since 2016) | +1.2% | −2.1% |
| 20 years (since 2006) | +2.2% | −0.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in IG11 8
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
IG11 8 recorded 17 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 185 sales a year before the financial crisis and 48 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How IG11 8 trades
This is a thin market: 17 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within IG11, this sector trades 32% below the district median: one of its district's cheaper corners.
The rental side of IG11 8
The local authority for IG11 8 is Barking and Dagenham, and its ONS average private rent currently stands at £1,690 a month (May 2026 figures). The spread runs from £1,371 a month for a typical one-bed to £2,507 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Barking and Dagenham
ONS Price Index of Private Rents, May 2026.
£1,690 a month is £20,280 a year, which against the £232,000 median sold price makes a gross yield of 8.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about IG11 8 (Barking Riverside)
Is IG11 8 (Barking Riverside) a good place to buy a house?
How much did a house sell for in IG11 8 (Barking Riverside)?
Are property prices falling in IG11 8 (Barking Riverside)?
Are IG11 8 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 9% over five years in cash but down 28% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in IG11 now
The live side of the market holds 192 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole IG11 district, not just IG11 8: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every IG11 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in IG: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the IG area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £530,000 | £800,000 (+51%) | £1,150,000 (+44%) | £1,600,000 (+39%) |
| Semi-detached | £400,325 | £485,000 (+21%) | £590,000 (+22%) | £755,000 (+28%) | £930,000 (+23%) |
| Terraced | £380,000 | £450,000 (+18%) | £525,000 (+17%) | £620,000 (+18%) | £750,000 (+21%) |
| Flat | £260,000 | £355,500 (+37%) | £485,000 (+36%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the IG area is the point: the same five years treated these districts very differently.
Winners and losers across the IG area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IG11
Sector boundaries hide real price steps. The rest of IG11, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG11 0 | £372,000 | 23 |
| IG11 7 | £273,000 | 25 |
| IG11 9 | £480,000 | 43 |
Zoom out to the full IG11 district report for the type split, monthly volumes and how IG11 compares with its neighbours.
Selling in IG11 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG11 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IG11 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IG11 8. Free after a one click sign in.
The live map plots every individual IG11 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.