Neighbourhood · Barking and Dagenham
Thames View: house prices and how the area is changing
Official figures for the Thames View neighbourhood of Barking and Dagenham, England (ONS area Barking and Dagenham 022). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes IG11, RM9. Figures that read a point use the neighbourhood's centre, near IG11 0PX.
A neighbourhood with below-average incomes, changing little against Barking and Dagenham
Thames View is a neighbourhood with below-average incomes; it is changing little against Barking and Dagenham (signals are mixed: 4 rising and 4 falling of 21). Houses here typically resell for £392,500 and flats for £240,000 (median resale prices, 2023-2025). Recorded crime is in line with Barking and Dagenham (0.9 times the borough's rate), schools nearby are improving faster than the council's, and the nearest station, Barking Riverside, is about a 12-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 house price
£392,500
Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£240,000
Median resale price of flats in the neighbourhood, 2023-2025; +11% 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
Mixed signs
Weighted balance +0.00; 4 of 21 signals up, 4 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 4.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£70,600
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.9 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 Thames View sits in Barking and Dagenham
- Typical house price: 9th highest of the 20 neighbourhoods in Barking and Dagenham with enough house sales for one
- Typical flat price: joint 8th highest of the 19 neighbourhoods in Barking and Dagenham with enough flat sales for one
- Average household income: 4th 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 Thames View
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
4 of 21 counted signals point towards rising affluence against Barking and Dagenham, 4 the other way and 13 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
- Schools improving
- Homes selling
- New stations nearby
- Borough against the region
Falling behind the borough
- Single-person households under 65
- Recorded crime
- Home improvement applications
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Barking Riverside Railway station, about a 12-minute walk from the neighbourhood's centre (950 m in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Gospel Oak (about 41 min).
- Upney Underground station, about an 18-minute walk from the neighbourhood's centre (1.4 km in a straight line).
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 Thames View Infants 430 m from the neighbourhood's centre. Ofsted: Outstanding (Jun 2024).
- Nearest state secondary school Riverside School 810 m from the neighbourhood's centre. Ofsted: Outstanding (Oct 2022).
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 Thames View
What is the typical house price in Thames View?
£392,500. Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.
How does Thames View compare with the rest of Barking and Dagenham?
Typical house price: 9th highest of the 20 neighbourhoods in Barking and Dagenham with enough house sales for one. Typical flat price: joint 8th highest of the 19 neighbourhoods in Barking and Dagenham with enough flat sales for one. Average household income: 4th highest of 22 neighbourhoods in Barking and Dagenham.
Is Thames View an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Thames View gentrifying?
Mixed signs. Weighted balance +0.00; 4 of 21 signals up, 4 down, against the borough.
What is the nearest station to Thames View?
Barking Riverside. Railway station, about a 12-minute walk from the neighbourhood's centre (950 m in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Gospel Oak (about 41 min).
Which state schools are nearest to Thames View?
Nearest state primary school. Thames View Infants. 430 m from the neighbourhood's centre. Ofsted: Outstanding (Jun 2024). Nearest state secondary school. Riverside School. 810 m from the neighbourhood's centre. Ofsted: Outstanding (Oct 2022).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Thames View?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Barking and Dagenham
- Creekmouth & Barking Riverside
- Mayesbrook Park & Rippleside
- Goresbrook & Scrattons Farm
- Becontree South
- Longbridge & Barking Park
- Barking East
- Gascoigne Estate & Roding Riverside
- Becontree West
- All 22 neighbourhoods in Barking and Dagenham
Postcode districts
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.