Eastbrook & Rush Green · Barking and Dagenham · Dagenham and Rainham constituency · 51.55638, 0.16572

RM10 7BA— Eastbrook & Rush Green, Barking and Dagenham

Location and area intelligence for RM10 7BA, Eastbrook & Rush Green, Barking and Dagenham

The family fortress

 

Schools 100%Safety 76/100Transport 17/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
76
Schools
60
Transport
17
Environment
96
Investment
40

The bottom line

RM10 7BA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 58 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 7BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for RM10 7BA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM10 7BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

William Bellamy Primary School

Not yet inspected · 11 min walk

KS2: 105.0

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: -0.60A8: 38.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 108 min walk

1 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.7 incidents per 1,000 residents

Better than 58% of London
↑ Rising 437.5%

-25% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour21%
Other21%
Drug offences10%
Vehicle crime9%
Robbery3%
Theft2%
Burglary2%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 694m

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,170/m²
Price per ft²£387/ft²
Avg floor area91.3 m²

EPC breakdown

C
7%
D
25%
E
6%

Based on 38 properties · Confidence: high

Street mix

Semi 18%Terraced 82%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Rebuild cost estimate£228,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.2%

per year

Acceleration

-30.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£53k£63k+18.9%1.2
Post-dot-com plateau2001–2004£120k£162k+35%1.5
Pre-crash peak2005–2007£167k£216k+29.3%2.7
GFC & correction2012–2012£210k£210k+0%1
Help-to-Buy recovery2013–2016£190k£280k+47.4%1.3
Brexit uncertainty2017–2019£377k£295k-21.8%2.5
Pandemic surge2021–2021£334k£334k+0%2
Current market2024–2026£360k£382k+6.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.4%
District
4.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dagenham East Underground StationDistrict line
16.3 min walk
Romford

Nearby stations

Dagenham East Underground StationDistrict
17 min walk
Dagenham Heathway Underground StationDistrict
26 min walk
Romford Rail StationElizabeth line · Liberty
30 min walk
RomfordNational Rail
30 min walk
Elm Park Underground StationDistrict
30 min walk
No bus stops within 400m

11

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria71 min ↑
Waterloo71 min ↑
Canary Wharf ★58 min
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park280m
Santander docks (800m)0
Nearest cycle dock11.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.3 km

Energy

Solar: 863 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield863.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

11 min walk

83%

Recommend GP

83%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eastbrook (608 m)

Nearest supermarketALDI · 1.9 km
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

907m

Post office

Nearby cafes

Eastbrook Cafe & Restaurant685 m
Costa1.1 km

Nearby restaurants

Dixy Chicken671 m
Peach Garden681 m
Eden Peri Peri Dagenham1.1 km
Ali's Kitchen1.2 km

Nearby pubs

The Eastbrook608 m
Pipe Major1.2 km

Nearby gyms

Gold's Gym828 m
West Ham United Training Ground1.1 km
Food hygiene (5-star)62% of 21

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

25.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,054m
Crossrail 2 route16,000m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,743 nationally

1,543

Est. population

14,331/km²

53%

Employed

27%

Degree educated

£33,400

Median income

9.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

33%
19%
21%
17%
Under 1833%
18–3419%
35–4921%
50–6417%
65+11%

Tenure

15%
23%
49%
Own outright15%
Own (mortgage)23%
Private rent12%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

51%
22%
White British51%
White Other10%
Asian10%
Black22%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine32%
No car household35%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent49%
Private rent12%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
47
Development activity
high
Residential apps (800m)
18
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
60%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
14 homes · Education Department, Garage Site, Education Department, Garage Site, Eastbrook Avenue, Dagenham, RM10 7UL
Pipeline pressure
NONE

Named schemes (500m)

Garages, Garages, Highland Avenue, Dagenham, RM10 7AP7 homes
completed
34, 34, Highland Avenue, Dagenham, RM10 7AS2 homes
completed
794, 794, Dagenham Road, Dagenham, RM10 7UB2 homes
completed
778, 778, Dagenham Road, Dagenham, RM10 7UD2 homes
completed
8 Park drive, Adj to 8, PARK DRIVE, RM10 7AA1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
19.5%
Ward turnout
79%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ron EminReform UK
Ben SuterReform UK

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Key facts for RM10 7BA

Full postcodeRM10 7BA
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardEastbrook & Rush Green
Latitude51.556384
Longitude0.165720
Parliamentary constituencyDagenham and Rainham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey