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Neighbourhood profile
Eastbury
Barking and Dagenham, London
PocketsMayesbrook Park & Rippleside (Woodward Road · Mayes Brook · Lodge Avenue Flyover · east)Creekmouth & Barking Riverside (Ripple Road · Mayes Brook)Barking EastBecontree SouthGoresbrook & Scrattons FarmThames View
Eastbury sits in the central belt of Barking and Dagenham, south of the A13 and east of Barking town centre. The ward's anchor is the Grade I Eastbury Manor House, an Elizabethan brick merchant's house built in the 1570s on former Barking Abbey land, and its Grade I listed garden walls; the Grade II Church of St Patrick rounds out a small but high-quality listed set. Transport is moderate, with public-transport access typical for outer-east London and local bus routes feeding Barking station. Green space is modest — Castle Green provides the main recreation ground at around eleven hectares — but outstanding schools are unusually plentiful for the borough, with nineteen rated outstanding within reach. Market affordability is a real draw, among the stronger scores on this list. The flipside is a very weak planning-permission record and thin cultural venue provision, so nightlife and independent food are sparse; residents typically travel into Barking town or further for non-essentials. Pollution sits around the London midpoint and safety is only middling.
- Strongest61Air & Quiet
Clean air and low ambient noise by London standards
- Also strong60Property prices & growth
Strong combination of affordability, price momentum and turnover
- Watch out8Heritage
Little listed-building or conservation-area presence
At a glance
- Moderate public-transport access
- 5 listed buildings
- 4 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Castle Green (10.8 hectares)
- 98 open venues (55 food and drink, 43 other)
10 pockets across 6 named areas · coloured by overall score.See on full map ↗
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Browse listings
Eastbury Manor House, a 1570s brick merchant's house, was the National Trust's first acquisition in London in 1918.
Eastbury, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
60Better than 79% of London
How scores work - Purchase affordability85
- Rent affordability65
- Price momentum (5yr)69
- Activity (turnover)24
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Eastbury: 101 sales recorded (2025)32-yr price trend £—
Safety
51Better than 55% of London
- Personal safety38
- Property crime60
- Anti-social behaviour60
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Eastbury: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
44Better than 49% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Eastbury: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
61Better than 71% of London
- Air quality65
- Quietness55
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
18Better than 33% of London
- Nightlife7
- Dining7
- Arts & culture0
- Retail & shops7
- Sports & recreation0
- Independent scene36
- Vitality (openings, diversity)44
98 open venues nearby — 55 food & drink, 43 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Eastbury: the mix behind 98 open venues—% independent
Education
57Better than 69% of London
- Primary schools48
- Secondary schools66
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Eastbury: 5 schools, each with its inspection record
Heritage
8Better than 21% of London
5 listed buildings
- Eastbury Manor HouseGrade I
- Garden Walls of Eastbury Manor HouseGrade I
- Church of St PatrickGrade II
From Historic England's National Heritage List for England.
Nature Access
60Better than 42% of London
- Green spaces76
- Waterways35
Largest green space: Castle Green (11 ha). ~13 ha of green space in total.
Area development
17Better than 83% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Eastbury
For Eastbury: 101 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min5 schools' inspection records98 venues mapped
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What's changing in Eastbury
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Eastbury, quick answers
- Is Eastbury safe?
- Eastbury scores 51 for safety, based on street-level recorded crime (police.uk) — mid-table for London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Eastbury a good place to live?
- Eastbury scores 42 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are air & quiet (61) and property prices & growth (60); its weakest is heritage (8). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Eastbury?
- Moderate public-transport access: Transport for London rates the typical spot in Eastbury 3 on its 0–8 public-transport access scale, which puts the ward at 44 for connectivity relative to the rest of London.
- Is Eastbury expensive to buy in?
- Relative to the rest of London, Eastbury is among London's more affordable areas to buy: its purchase-affordability score is 17/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Eastbury?
- Eastbury scores 57 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 4 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Colindale North · Barnet
- Dormers Wells · Ealing
- Higham Hill · Waltham Forest
- Valence · Barking and Dagenham
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Barking Riverside · Barking and Dagenham
- Gascoigne · Barking and Dagenham
- Goresbrook · Barking and Dagenham
- Longbridge · Barking and Dagenham
- Mayesbrook · Barking and Dagenham
- Northbury · Barking and Dagenham
- Thames View · Barking and Dagenham
More affordable, similar areas
- Abbey · Barking and DagenhamMore affordable
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