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Neighbourhood · Barking and Dagenham

Gascoigne Estate & Roding Riverside: house prices and how the area is changing

Official figures for the Gascoigne Estate & Roding Riverside neighbourhood of Barking and Dagenham, England (ONS area Barking and Dagenham 021). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes IG11. Figures that read a point use the neighbourhood's centre, near IG11 7LF.

A neighbourhood with below-average incomes, showing clear signs of gentrification

Gascoigne Estate & Roding Riverside is a neighbourhood with below-average incomes; it shows clear signs of gentrification against Barking and Dagenham (9 of 21 signals rising, 3 falling). Flats here typically resell for £265,000 (median resale price, 2023-2025). Recorded crime is higher than across Barking and Dagenham (1.2 times the borough's rate), schools nearby are improving faster than the council's, and the nearest station, Barking, is about a 10-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical flat price

£265,000

Median resale price of flats in the neighbourhood, 2023-2025; +14% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.33; 9 of 21 signals up, 3 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 2 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 2 to 3.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£76,900

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.2 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

Faster than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Gascoigne Estate & Roding Riverside sits in Barking and Dagenham

  • Typical flat price: 2nd highest of the 19 neighbourhoods in Barking and Dagenham with enough flat sales for one
  • Average household income: the highest of 22 neighbourhoods in Barking and Dagenham

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Gascoigne Estate & Roding Riverside

Flat prices: Gascoigne Estate & Roding Riverside against Barking and Dagenham: This neighbourhood £24k (1996) to £257k (2026); Barking and Dagenham £31k (1996) to £230k (2026).£57k£249k2026202120162011200620011996This neighbourhood£257kBarking and Dagenham£230k
Median resale price of flats each year here and across Barking and Dagenham, 1996 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

9 of 21 counted signals point towards rising affluence against Barking and Dagenham, 3 the other way and 9 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Recent price momentum
  • Degree-educated residents
  • Household income
  • Plug-in car growth
  • Schools improving
  • Air quality
  • New-build activity
  • Homes selling
  • Borough against the region

Falling behind the borough

  • Home improvement applications
  • Homes improving their energy rating
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Barking Railway and Underground station, about a 10-minute walk from the neighbourhood's centre (760 m in a straight line). About 27 trains an hour leave between 07:00 and 19:00 on a weekday: c2c to London Fenchurch Street (about 15 min) and Shoeburyness (49 to 55 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Gascoigne Primary School 140 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jun 2022).
  • Nearest state secondary school Greatfields School 390 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Gascoigne Estate & Roding Riverside

What is the typical flat price in Gascoigne Estate & Roding Riverside?

£265,000. Median resale price of flats in the neighbourhood, 2023-2025; +14% against 2017-2019.

How does Gascoigne Estate & Roding Riverside compare with the rest of Barking and Dagenham?

Typical flat price: 2nd highest of the 19 neighbourhoods in Barking and Dagenham with enough flat sales for one. Average household income: the highest of 22 neighbourhoods in Barking and Dagenham.

Is Gascoigne Estate & Roding Riverside an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Gascoigne Estate & Roding Riverside gentrifying?

Clear signs. Weighted balance +0.33; 9 of 21 signals up, 3 down, against the borough.

What is the nearest station to Gascoigne Estate & Roding Riverside?

Barking. Railway and Underground station, about a 10-minute walk from the neighbourhood's centre (760 m in a straight line). About 27 trains an hour leave between 07:00 and 19:00 on a weekday: c2c to London Fenchurch Street (about 15 min) and Shoeburyness (49 to 55 min).

Which state schools are nearest to Gascoigne Estate & Roding Riverside?

Nearest state primary school. Gascoigne Primary School. 140 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jun 2022). Nearest state secondary school. Greatfields School. 390 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.