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Barking Riverside market report IG11 9, Barking
The IG11 9 (Barking Riverside) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,953 HM Land Registry entries for IG11 9 (Barking), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 43 registered 2026 sales put the IG11 9 (Barking) median at £480,000, up 6% on five years earlier, with a mean of £443,800, and by floor area homes here have averaged about £4,750 per square metre over the last five years. Everything rests on 6,953 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like IG11 9 is a single group of streets within IG11 (Barking), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where IG11 9 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.
What a home in IG11 9 sells for
The 2026 median for IG11 9 is £480,000, taken from 43 registered sales. The mean, which is what most sites call the "average house price", is £443,800, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
House prices per square metre in IG11 9
A square metre of IG11 9 home has cost about £4,750 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts IG11 9 68% above the country at large.
A typical IG11 9 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £480,000 | £480,000 | 43 |
| 2025 | £500,000 | £511,957 | 114 |
| 2024 | £480,000 | £510,339 | 109 |
| 2023 | £485,000 | £532,897 | 112 |
| 2022 | £490,000 | £574,581 | 127 |
| 2021 | £452,500 | £572,923 | 153 |
| 2020 | £415,000 | £538,471 | 91 |
| 2019 | £402,500 | £527,581 | 136 |
| 2018 | £415,000 | £553,203 | 123 |
| 2017 | £415,000 | £566,018 | 157 |
| 2016 | £405,500 | £567,299 | 216 |
| 2015 | £321,200 | £453,856 | 238 |
| 2014 | £288,000 | £408,578 | 181 |
| 2013 | £250,000 | £359,725 | 166 |
| 2012 | £245,000 | £360,609 | 157 |
| 2011 | £250,000 | £377,404 | 170 |
| 2010 | £245,000 | £384,223 | 154 |
| 2009 | £240,000 | £385,802 | 132 |
| 2008 | £250,000 | £409,803 | 172 |
| 2007 | £250,000 | £424,070 | 411 |
| 2006 | £230,000 | £399,251 | 387 |
| 2005 | £217,500 | £387,062 | 344 |
| 2004 | £215,000 | £390,482 | 355 |
| 2003 | £190,000 | £350,026 | 357 |
| 2002 | £146,800 | £276,203 | 362 |
| 2001 | £114,000 | £219,159 | 365 |
| 2000 | £110,000 | £215,875 | 404 |
| 1999 | £91,000 | £181,358 | 281 |
| 1998 | £85,000 | £171,579 | 225 |
| 1997 | £60,000 | £123,048 | 369 |
| 1996 | £74,000 | £156,063 | 197 |
| 1995 | £70,000 | £152,169 | 145 |
In cash terms the typical IG11 9 home went from £70,000 in 1995 to £480,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 215%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 16% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the IG11 9 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 1998 (+41.7% on the year before); the weakest, 1997 (−18.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.0% | −6.2% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +1.7% | −1.7% |
| 20 years (since 2006) | +3.7% | +0.9% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 43 sales completed in IG11 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 373 sales a year before the financial crisis and 101 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the IG11 9 market
This is a thin market: 43 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. Within IG11, this sector trades 41% above the district median: one of the dearer corners of its district.
What tenants pay around IG11 9
IG11 9 falls under Barking and Dagenham, where the ONS puts the average private rent at £1,690 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,371 a month here against £2,507 for four or more bedrooms.
Average monthly rent by size, Barking and Dagenham
ONS Price Index of Private Rents, May 2026.
Against the £480,000 median purchase price, a rent of £1,690 a month (£20,280 a year) works out at a 4.2% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What people ask about IG11 9 (Barking Riverside)
How much did a house sell for in IG11 9 (Barking Riverside)?
Are property prices falling in IG11 9 (Barking Riverside)?
Is IG11 9 (Barking Riverside) a good place to buy a house?
What happens to IG11 9 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 6% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in IG11 right now
Turning to what is actually available: 192 homes on the market right now, from 12 agents publishing to HomesIndex.
These cover the whole IG11 district, not just IG11 9: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every IG11 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: IG prices by size
Real sold prices by size across the IG area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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 8 | £232,000 | 17 |
Zoom out to the full IG11 district report for the type split, monthly volumes and how IG11 compares with its neighbours.
Selling a home in IG11 9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IG11 9, open the average prices map and zoom from the IG11 9 shading down to the sold homes on your own street. Every recorded IG11 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IG11 9.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to IG11 9. Free after a one click sign in.
See every individual IG11 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.