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Flats to Rent in Barking and Dagenham

Looking for affordable flats in East London with excellent transport links and genuine growth potential? The London Borough of Barking and Dagenham represents one of the capital's most compelling rental opportunities, combining London's lowest average property prices with some of its highest rental yields. This rapidly transforming borough is home to Europe's largest urban regeneration project at Barking Riverside, a forthcoming major film studio complex, and billions of pounds of infrastructure investment that is reshaping what was once primarily an industrial area into a vibrant, connected community.

Whether you're a young professional seeking an affordable base with quick commuter access to Canary Wharf and the City, a family looking for spacious accommodation near good schools and green spaces, or an investor targeting London's strongest rental yields, Barking and Dagenham deserves serious consideration. This comprehensive guide covers everything you need to know about renting in the borough, from neighbourhood breakdowns and transport options to rental prices, schools, and future developments that could affect your decision.

About Barking and Dagenham

Located in East London, the London Borough of Barking and Dagenham covers approximately 36 square kilometres and is home to around 218,000 residents. The borough has a rich industrial heritage, most famously as the home of Ford's Dagenham plant, which at its peak in the 1950s employed over 40,000 workers. While large-scale manufacturing has declined, this legacy is being transformed through ambitious regeneration programmes that are creating new homes, jobs, and opportunities.

The borough is characterised by several distinct areas: Barking town centre serves as the main commercial and transport hub; the vast Becontree estate, built between 1921 and 1935, remains one of the largest public housing developments ever constructed; Dagenham retains a more suburban character with strong community ties; and newer developments like Barking Riverside are creating entirely new waterfront neighbourhoods.

One of the most striking features of Barking and Dagenham is its youthful population. With a median age of just 32.9 years (nearly eight years below the UK average), this is one of England's youngest boroughs. Approximately 26% of residents are under 16, the highest proportion of any local authority in England and Wales. This demographic profile reflects both the affordability that attracts young families and the ongoing regeneration drawing new residents to the area.

The borough is also one of London's most ethnically diverse, with the 2021 census recording 45% White, 26% Black British, and 21% Asian British residents, alongside smaller communities from across the globe. This diversity is reflected in the area's shops, restaurants, and community events, creating a genuinely multicultural environment.

Rental Market Overview

Barking and Dagenham consistently ranks as London's most affordable borough for renters, offering genuine value compared to the capital's eye-watering average rents. According to ONS data, average rental prices in the borough are:

Studio flats: £809 per month (the most affordable in London)
One-bedroom flats: £1,124 per month (6th most affordable in London)
Two-bedroom flats: £1,361 per month (4th most affordable in London)
Three-bedroom properties: £1,573 per month (3rd most affordable in London)

These figures represent significant savings compared to the London average of approximately £2,100 per month. The overall average monthly private rent in Barking and Dagenham was £1,650 in July 2025, representing a 14% increase from the previous year, which is notably higher than the London-wide increase of 6.3%.

For property investors, the borough offers London's highest average rental yields at 6.24% gross, significantly above the capital's average of around 4.3%. The IG11 postcode (Barking) delivers the borough's strongest yields at approximately 6.8%, with an average property entry point of around £312,000. Properties in the borough typically let within three weeks due to strong demand from tenants priced out of inner London locations.

Rental demand continues to grow as workers in Canary Wharf, the City, and Stratford seek more affordable accommodation within reasonable commuting distance. The combination of improving transport links (particularly the Overground extension to Barking Riverside and Elizabeth line access at Chadwell Heath) and ongoing regeneration suggests rental values will continue their upward trajectory, albeit with growth expected to moderate to around 3-4% annually.

Popular Neighbourhoods

The council has identified seven distinct neighbourhoods within the borough, each offering different characteristics and lifestyle options for renters.

Barking Town Centre

As the borough's principal commercial and transport hub, Barking town centre offers the greatest convenience for renters prioritising connectivity. The area centres on Barking station, one of East London's most important interchanges, with direct services to central London taking as little as 14 minutes to Fenchurch Street. The town centre has undergone significant regeneration, with the Barking Central development delivering over 500 residential apartments alongside a new Learning Centre, hotel, and retail units.

Historic attractions include the ruins of Barking Abbey, one of England's most important medieval monasteries founded around 666 AD, and the adjacent St Margaret's Church, a Grade I listed building dating to the 13th century. The 12th-century Curfew Tower remains a local landmark and features on the borough's coat of arms. The Broadway Theatre provides year-round entertainment, while the twice-weekly market adds vibrancy to East Street.

Rental prices in Barking town centre sit at the higher end of the borough spectrum due to transport convenience, with one-bedroom flats typically commanding £1,200-1,400 per month.

Barking Riverside

Perhaps nowhere in London better illustrates the scale of urban transformation than Barking Riverside. This waterfront development on the former Barking Power Station site is one of Europe's largest regeneration projects, with plans for up to 20,000 new homes alongside extensive commercial space, parks, schools, and community facilities.

The opening of Barking Riverside Overground station in July 2022 transformed the area's connectivity, providing direct services into central London via the Suffragette line. Thames Clipper river bus services add another transport option, connecting residents to central London via the river. Five schools have already been completed, with two more planned, and the development includes an ecology centre and extensive green spaces including the planned 50-acre Ripple Park and 19-acre River Park.

Rental properties at Barking Riverside tend to be modern apartments in purpose-built developments, appealing to young professionals and families seeking contemporary accommodation. The area attracts tenants working in Canary Wharf, which is accessible via the river bus, as well as those in the City and Stratford.

Becontree

The Becontree estate holds a unique place in British housing history. Built between 1921 and 1935 by the London County Council, it was designed to provide quality housing for workers displaced by slum clearances and returning servicemen after World War I. At its completion, it was the largest public housing development in the world, spanning four square miles and housing over 100,000 people.

Today, Becontree retains its distinctive interwar character, with tree-lined streets of semi-detached houses featuring front and back gardens. Many properties have been purchased under Right to Buy and are now available in the private rental market. The area offers a notably suburban feel despite being within London, with good access to shops on Becontree Heath and multiple District line stations.

Rentals here tend to be houses rather than flats, making Becontree particularly suitable for families seeking gardens and more space than typical London apartments offer. Expect to pay £1,400-1,700 per month for a three-bedroom house.

Dagenham

Dagenham encompasses several distinct areas in the eastern part of the borough. Dagenham East offers convenient District line access and proximity to the historic Dagenham Village, which retains a surprisingly rural character around the 13th-century St Peter and St Paul's Church. Dagenham Heathway provides a traditional high street with shops and services.

The area is undergoing significant transformation with the Beam Park development on the former Ford factory site, which will eventually deliver nearly 4,000 new homes alongside schools, a medical centre, and retail facilities. Dagenham Dock is set to become home to the UK's largest wholesale food market when Billingsgate, New Spitalfields, and Smithfield markets relocate to a 42-acre site in 2025.

Perhaps most excitingly for the local economy, Eastbrook Studios is being developed as London's largest film and TV production facility. Backed by global media real estate leader Hackman Capital Partners, the studios will feature up to 12 sound stages and over half a million square feet of production space, creating an estimated 1,200 jobs. Major productions including Marvel's Black Widow have already been filmed in temporary facilities in the borough.

Chadwell Heath

Sitting in the north of the borough on the boundary with Redbridge, Chadwell Heath benefits from Elizabeth line services providing rapid connections to Liverpool Street, Canary Wharf, and Heathrow Airport. The area has a more established suburban character with a mix of interwar housing and newer developments.

The Chadwell Heath Transformation Area represents the council's vision for a new mixed-use neighbourhood combining industrial employment uses with housing, gaming, and media facilities. Local amenities include shops, cafes, and green spaces, with the area's elevated position offering views across East London.

Rush Green and Eastbrook

Located between Dagenham and Romford, Rush Green straddles the boundary between Barking and Dagenham and the neighbouring borough of Havering. The area is primarily residential with a suburban character, offering good access to green spaces including Eastbrookend Country Park.

Housing here consists mainly of semi-detached and terraced properties, many dating from the interwar period. The area suits families seeking quieter surroundings while maintaining reasonable transport links via bus connections to Barking and Romford stations.

Transport Links

Transport connectivity has historically been Barking and Dagenham's competitive advantage despite its outer London location, and recent investments have strengthened this position further.

Barking Station

Barking station is one of East London's most important transport interchanges, served by three different rail networks:

London Underground (District and Hammersmith & City lines): The District line provides direct services to Tower Hill, Westminster, Victoria, and Wimbledon. The Hammersmith & City line connects to Liverpool Street, King's Cross, and Hammersmith. Trains run approximately every 3-5 minutes during peak hours.

c2c National Rail: Fast trains reach London Fenchurch Street in as little as 14 minutes, with around 8 trains per hour during peak times. Services also run to Southend and stations throughout Essex.

London Overground (Suffragette line): The Overground extension to Barking Riverside, opened in 2022, connects to Gospel Oak via Stratford, with approximately 4 trains per hour.

District Line Stations

The District line serves multiple stations across the borough: Upney, Becontree, Dagenham Heathway, Dagenham East, and Elm Park. This provides excellent coverage for residents throughout the borough, with journey times to central London typically 35-50 minutes depending on station and destination.

Elizabeth Line Access

Chadwell Heath station, located just inside the borough's northern boundary, provides Elizabeth line services. This dramatically improves connections to Liverpool Street (approximately 15 minutes), Canary Wharf (under 25 minutes), and Heathrow Airport (approximately 50 minutes). The Elizabeth line has been transformational for North East London property markets.

Beam Park Station (Future)

A new station at Beam Park is planned to serve the major housing development on the former Ford site. Planning applications were submitted in late 2024, with the station expected to provide c2c services to Fenchurch Street.

Bus Network

Extensive bus routes connect all parts of the borough. Key routes include the EL1, EL2, and EL3 (East London Transit) services linking to Ilford and the Elizabeth line. Night bus N15 provides 24-hour service to central London.

Thames Clipper

River bus services from Barking Riverside provide a scenic alternative route to central London, calling at Canary Wharf, Greenwich, and Westminster among other stops.

Typical Commute Times

From Barking station:
Fenchurch Street: 14-17 minutes (c2c)
Liverpool Street: 25-26 minutes (c2c/Underground)
Canary Wharf: 20-25 minutes (Overground/DLR connection)
Stratford: 10-12 minutes (Overground)
Westminster: 35-40 minutes (District line)

Schools and Education

Education provision in Barking and Dagenham has improved significantly in recent years, with 26 schools rated Outstanding by Ofsted serving over 10,300 students. The borough offers options across primary, secondary, and special educational needs provision.

Outstanding Secondary Schools

Goresbrook School achieved the borough's highest Progress 8 score of 0.87 (well above average) and holds an Outstanding rating across all six Ofsted inspection categories. Located on Cook Road in Dagenham, it's consistently among the borough's top performers.

All Saints Catholic School and Technology College earned Outstanding status in 2024 with a Progress 8 score of 0.72 (well above average). An impressive 98% of 2022 leavers continued to education or employment.

The Warren School in Chadwell Heath received an Outstanding rating in May 2024. This secondary school serves students aged 11-18 with a student-teacher ratio of 15:1.

Outstanding Primary Schools

Top-rated primary schools include Warren Junior School in Chadwell Heath, Grafton Primary School in Barking (with a student-teacher ratio of 20:1), and Thames View Infants, praised for exceptional education and support for children aged 3-7.

New Schools

The regeneration programmes are delivering significant new school capacity. Five schools have already opened at Barking Riverside, with two more planned. The Beam Park development includes two new primary schools and a separate nursery.

Parks and Green Spaces

Despite its urban character, Barking and Dagenham offers over 500 acres of green space across more than 25 parks and open areas. Seven parks hold Green Flag Awards recognising international quality standards.

The Dagenham Corridor

Stretching from Hainault to the River Thames, this connected chain of green spaces forms the borough's green lung. It includes:

Eastbrookend Country Park: Created from a former sand and gravel quarry, this country park opened in 1995 and offers open grassland, marshes, lakes, and woodland. The Discovery Centre provides a gateway to the park with educational resources about local ecology. A self-guided circular nature trail allows visitors to explore the surrounding woodland and lakes.

The Chase Local Nature Reserve: Adjacent to Eastbrookend, this reserve protects important wildlife habitats and offers peaceful walking routes.

Beam Valley Country Park: Following the River Beam, this linear park provides traffic-free walking and cycling routes.

Mayesbrook Park

This 40-hectare park features a nature reserve, restored river landscape, adventure playgrounds, and well-maintained walking paths accessible to wheelchairs and strollers. It received £400,000 for improvements including better footpaths, lighting, refurbished toilets, and new play areas. The park holds the Mayor of London's Safer Parks Silver award for policing and safety standards.

Barking Park

Spanning over 100 acres, Barking Park offers recreational activities including boating on the lake, scenic walking paths, and picnic areas. The park hosts regular events throughout the year.

Future Green Spaces

Barking Riverside will deliver two major new parks: the 50-acre Ripple Park and 19-acre River Park, significantly expanding the borough's green infrastructure.

Major Regeneration Projects

Billions of pounds of investment are transforming Barking and Dagenham through several major programmes:

Barking Riverside

Led by Barking Riverside Limited (a joint venture between housing association L&Q and the Mayor of London), this £124 million government-backed project is delivering up to 20,000 new homes on a 443-acre former power station site. With approximately 3,500 homes already built and 16,500 still to come, completion is expected by the mid-2030s. The development includes flood defences, an innovative energy centre, seven schools, extensive parks, and commercial spaces totalling over 65,600 square metres.

Beam Park

On the former Ford factory site, developer Vistry Group and housing association L&Q are delivering nearly 4,000 homes in a £1 billion regeneration. The development includes 50% affordable housing, two primary schools, a medical centre serving 7,000 people, shops, and a community hub. First residents arrived in 2020, with completion expected by 2035.

Barking Town Centre

The 10-year Barking Town Centre Regeneration Strategy (2020-2030) envisions a "15-minute city" where all essential amenities are within walking distance. Investments include new retail outlets, reconfigured market stalls, improved lighting and shelters, and workspace hubs for independent businesses.

Eastbrook Studios

London's largest film and TV production centre is being developed by Hackman Capital Partners in Dagenham. The facility will include up to 12 sound stages, three acres of backlot, and over half a million square feet of production space, creating an estimated 1,200 permanent jobs and contributing £35 million annually to the local economy.

Food Market Relocation

The consolidation of Billingsgate, New Spitalfields, and Smithfield markets at Dagenham Dock will create the UK's largest wholesale food market on a 42-acre site, bringing significant employment and economic activity to the borough.

Safety and Crime

Recent data shows encouraging trends for safety in Barking and Dagenham. Research by security training experts Get Licensed found the borough achieved England's largest reduction in year-on-year crime, with a 10.03% decrease in the year ending March 2024. Crime dropped to an annual rate of 89.4 per 1,000 people.

As of 2025, the crime rate in Barking and Dagenham is 2.2% lower than the London overall average, though 5% higher than the England, Wales and Northern Ireland average. The annual total crime rate of 111 crimes per thousand residents represents a "medium" level compared to other English and Welsh boroughs.

The 10-year trend shows a decrease of 23 points in the borough's crime risk score, indicating sustained improvement. The Community Safety Partnership, bringing together the council, police, health services, schools, and voluntary organisations, has focused on tackling youth violence, antisocial behaviour, and violence against women and girls.

Violence and sexual offences remain the most common crime category with 7,420 incidents recorded in 2024. Robbery rates are above the national average. The least common crimes are possession of weapons, with just 96 offences recorded in 2024. As with any urban area, renters should take standard precautions regarding home security and personal safety, particularly around transport hubs during late hours.

Local Amenities and Attractions

Beyond the parks and historic sites, Barking and Dagenham offers diverse amenities for residents:

Shopping: Barking town centre provides high street retailers and twice-weekly markets. Vicarage Field shopping centre offers covered retail space. Local parades throughout the borough serve daily needs, while larger shopping destinations including Westfield Stratford and Gallions Reach Shopping Park are easily accessible.

Culture and Entertainment: The Broadway Theatre presents year-round performances including drama, comedy, and music. Eastbury Manor House, a Grade I listed 16th-century Elizabethan mansion, is managed by the National Trust and hosts events and exhibitions. Valence House museum explores local history including the story of Barking Abbey.

Food and Drink: The borough's multicultural population supports diverse dining options, from traditional British pubs to South Asian restaurants, Caribbean takeaways, and Eastern European delis. Barking Riverside is developing new restaurant and cafe spaces as part of its mixed-use vision.

Healthcare: Barking Hospital provides local NHS services, while Queen's Hospital in neighbouring Romford offers a full A&E department. Multiple GP surgeries serve the borough, with new medical facilities being delivered as part of regeneration projects including a centre at Beam Park serving 7,000 patients.

Sports and Leisure: Facilities include swimming pools, gyms, and sports centres. The country parks offer running, cycling, and nature activities. Football remains hugely popular, with numerous local clubs and pitches across the borough.

Who Should Rent in Barking and Dagenham?

The borough suits several renter profiles particularly well:

Young professionals: Excellent transport links to Canary Wharf, the City, and Stratford combined with London's most affordable rents make Barking and Dagenham ideal for those starting careers in finance, tech, or professional services. The Overground and c2c services offer quick, reliable commutes.

Families: Spacious houses with gardens (rare in inner London), improving schools with multiple Outstanding ratings, extensive parks and green spaces, and significantly lower rents than comparable family-friendly boroughs make this an attractive option for families needing space on a budget.

Key workers: Healthcare staff at Queen's Hospital, teachers at local schools, and service sector workers benefit from affordable rents within manageable commuting distance of workplaces across East London.

Those relocating to London: The affordability provides an accessible entry point to London living, with room to discover the capital before potentially moving to other areas.

Why Rent in Barking and Dagenham?

In summary, Barking and Dagenham offers a compelling proposition for London renters:

Unmatched affordability: London's lowest average rents across all property sizes, with studios from £809 per month and family homes significantly below London averages.

Strong transport connections: Multiple Underground lines, Elizabeth line access, fast c2c services to the City, Overground to Stratford and central London, plus river bus services from Barking Riverside.

Massive regeneration investment: Billions of pounds transforming the borough through projects like Barking Riverside (20,000 homes), Beam Park (4,000 homes), Eastbrook Studios (1,200 jobs), and the new wholesale food markets.

Improving schools: 26 Outstanding-rated schools including several of East London's top performers.

Green spaces: Over 500 acres of parks including country parks, nature reserves, and Green Flag award-winning facilities.

Growth potential: As regeneration continues and infrastructure improves, the borough's appeal is likely to increase, benefiting current residents and renters.

While the borough requires acceptance of longer commutes than inner London and remains a work in progress in some areas, for renters prioritising value, space, and potential over immediate prestige, Barking and Dagenham represents one of London's most interesting opportunities.