Barking and Dagenham has quietly become one of London’s most discussed boroughs for people who want affordable housing, improving neighbourhoods, and strong transport links without paying inner London prices. Once overlooked, the borough is now firmly on the radar of first-time buyers, renters, families, and long-term investors.
This in-depth guide explores the best areas to live in Barking and Dagenham, looking closely at neighbourhood character, transport, housing, safety, schools, and lifestyle. Whether you are considering moving now or planning ahead, this article will help you understand where Barking and Dagenham really shines.
Why Barking And Dagenham Is Growing In Popularity
Barking and Dagenham sits in East London and borders boroughs such as Newham, Redbridge, and Havering. Historically known for large council estates and industrial roots, the borough has undergone major regeneration over the past decade.
Several factors explain its growing appeal.
Affordability Compared To Other London Boroughs
Property prices and rents remain significantly lower than the London average. This makes Barking and Dagenham attractive to:
- First-time buyers priced out of inner London
- Families needing more space
- Renters seeking value without leaving Greater London
Strong Transport Connections
Despite its affordability, Barking and Dagenham offers:
- District line Underground services
- National Rail connections
- Overground access
- Road links via the A13 and North Circular
Commute times to central London often range between 30 and 45 minutes, which is highly competitive for the price point.
Ongoing Regeneration
Large-scale regeneration projects, particularly in Barking Town Centre and Barking Riverside, are reshaping the borough. New homes, schools, healthcare facilities, and public spaces are attracting a younger and more diverse population.
Barking Town Centre
Best for: Commuters, renters, first-time buyers, convenience
Barking Town Centre is one of the most transformed areas in the borough. Once primarily functional, it has evolved into a transport-led urban hub.
Transport And Connectivity
Barking Station is one of East London’s most connected stations, offering:
- District line services
- Hammersmith and City line services
- London Overground
- National Rail services to Fenchurch Street
This makes Barking ideal for people working across the City, Canary Wharf, and central London.
Housing And Lifestyle
Housing in Barking Town Centre includes:
- Modern apartment developments
- Converted older buildings
- Some remaining traditional housing streets nearby
The area has seen growth in cafés, supermarkets, gyms, and everyday amenities, making it increasingly self-contained.
Things To Consider
- Busy during rush hours
- Ongoing construction due to regeneration
- More urban feel than suburban areas like Upney
Barking Town Centre suits people who value transport access and convenience above all else.
Upney
Best for: Families, professionals, long-term residents
Upney is widely regarded as one of the most desirable residential areas in Barking and Dagenham.
Residential Character
Upney offers:
- Quiet, tree-lined streets
- Semi-detached and terraced houses
- A calm, suburban atmosphere
It feels noticeably different from Barking Town Centre and appeals to those who prefer a slower pace of life.
Schools And Community
Upney benefits from:
- Well-rated primary and secondary schools
- A strong sense of community
- Local parks and green spaces
Families often choose Upney for its stability and family-friendly environment.
Transport
Upney Underground Station sits on the District line, providing direct access into central London.
Things To Consider
- Property prices are higher than other parts of the borough
- Limited nightlife and entertainment
Upney is ideal for buyers and renters who plan to settle long term.
Becontree
Best for: Families, budget-conscious buyers, community living
Becontree is one of the largest housing estates in Europe and forms a major part of Barking and Dagenham’s identity.
Space And Value
Homes in Becontree typically offer:
- Larger living spaces
- Front and back gardens
- Good value compared to most London boroughs
This makes it particularly attractive to families who want space without leaving London.
Transport And Amenities
Becontree is served by:
- Becontree Underground Station
- Dagenham Heathway Station
- Local shopping parades, schools, and parks
Community Feel
Becontree has a strong local identity and long-standing residents. Many families have lived here for generations, contributing to a tight-knit community atmosphere.
Things To Consider
- Fewer modern apartment developments
- Some variation in street quality
Becontree is best for those prioritising space, affordability, and community.
Dagenham Heathway
Best for: First-time buyers, renters, commuters
Dagenham Heathway is one of the borough’s main local centres and offers a balance between convenience and affordability.
Local Hub
The area features:
- A District line station
- A shopping centre
- Supermarkets, banks, and services
- A busy high street
This makes daily life easy without needing to travel far.
Housing Options
Housing includes:
- Flats above shops
- Terraced houses
- Smaller apartment developments
Prices remain relatively affordable, especially compared to neighbouring boroughs.
Things To Consider
- Busy roads in parts
- Less green space than areas like Chadwell Heath
Dagenham Heathway suits those who want everything close by and strong transport links.
Chadwell Heath
Best for: Families, commuters, long-term buyers
Chadwell Heath sits towards the north of the borough and borders Redbridge, giving it a slightly different character.
Transport Improvements
The introduction of Elizabeth line services at nearby stations has dramatically improved commuting times to:
- Central London
- Canary Wharf
- Heathrow
This has increased demand in the area.
Housing And Lifestyle
Chadwell Heath offers:
- Larger family homes
- A suburban environment
- Good schools and local amenities
It appeals strongly to families and professionals who want a quieter lifestyle.
Things To Consider
- Less nightlife and entertainment
- Further from Barking Town Centre
Chadwell Heath is ideal for people prioritising space, schools, and fast rail connections.
Barking Riverside
Best for: Young professionals, new buyers, investors
Barking Riverside represents the future of Barking and Dagenham.
Regeneration At Scale
This large riverside development includes:
- Thousands of new homes
- Modern apartment buildings
- Riverside walkways and green spaces
- New schools, healthcare centres, and shops
Transport Links
Barking Riverside Overground station connects the area to Gospel Oak, improving access across London.
Lifestyle
The area is designed for modern living, with an emphasis on:
- Walkability
- Green spaces
- Sustainable development
Things To Consider
- Still developing, with amenities arriving in phases
- Limited nightlife at present
Barking Riverside is best for those looking at long-term growth and modern living.
Safety And Quality Of Life
Safety in Barking and Dagenham varies by area and even by street. Generally:
- Upney and Chadwell Heath are seen as quieter and more family-friendly
- Barking Town Centre has improved significantly but remains busy
- Regeneration has helped improve lighting, public spaces, and policing
Like any London borough, researching specific streets is essential.
Schools And Education
Barking and Dagenham offers a mix of:
- Primary schools
- Secondary schools
- Colleges and training centres
Areas such as Upney, Chadwell Heath, and Becontree are particularly popular with families due to school availability and community feel.
Green Spaces And Outdoor Living
Despite its urban reputation, the borough includes:
- Local parks and playing fields
- Riverside paths in Barking Riverside
- Easy access to nearby green spaces in neighbouring boroughs
This contributes to improving quality of life for residents.
Transport And Commuting Overview
Transport remains one of the borough’s strongest features:
- District line coverage
- Overground services
- National Rail connections
- Road access via major routes
This makes Barking and Dagenham viable for workers across London.
Who Barking And Dagenham Is Best For
Barking and Dagenham is well suited to:
- First-time buyers
- Families seeking space
- Renters on a budget
- Professionals commuting to central London
- Investors looking at regeneration areas
It may be less appealing to those seeking luxury living or a vibrant nightlife scene across the entire borough.
Final Thoughts
The best areas to live in Barking and Dagenham depend on your priorities.
- Barking Town Centre for transport and convenience
- Upney for families and long-term stability
- Becontree for space and affordability
- Dagenham Heathway for local amenities
- Chadwell Heath for suburban living and rail links
- Barking Riverside for modern homes and future growth
As regeneration continues, Barking and Dagenham is likely to remain one of London’s most underrated boroughs for living.
Disclaimer
This article is for general informational purposes only. Information about areas, property, safety, transport, and amenities may change over time and can vary by location.
Nothing in this post should be taken as professional, legal, financial, or property advice. Readers should carry out their own research before making any decisions.
London 33 accepts no liability for reliance on the information provided.