Eastbrook & Rush Green · Barking and Dagenham · Dagenham and Rainham constituency · 51.55657, 0.16854

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

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

The family fortress

 

Schools 100%Safety 72/100Transport 17/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
72
Schools
60
Transport
17
Environment
96
Investment
47

The bottom line

RM10 7BB 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 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for RM10 7BB

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

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“The family fortress”

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How RM10 7BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rush Green Primary School

Not yet inspected · Inspected Jul 2025 · 12 min walk

KS2: 111.0

—

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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 109 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.6 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 353.6%

+9% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour23%
Vehicle crime9%
Drug offences5%
Burglary4%
Robbery3%
Theft2%

Stop & search

5.7

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 · 861m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area97.3 m²

EPC breakdown

C
4%
D
19%
E
7%

Based on 30 properties · Confidence: high

Street mix

Semi 67%Terraced 29%Detached 5%

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

Energy & construction

Solar yield863 kWh/kWp/yr
Rebuild cost estimate£243,250
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, no insulation (assumed)
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

1997–2023 · CAGR

+7.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.4%

per year

Acceleration

-21.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 20 sales

Property Type Mix

Total: 20 sales

Detached5%
Semi-detached70%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£65k£65k+0%1
Post-dot-com plateau2001–2003£97k£189k+94.8%1
Pre-crash peak2006–2007£231k£245k+6.1%1.5
Help-to-Buy recovery2013–2016£179k£320k+78.8%2
Brexit uncertainty2017–2017£333k£333k+0%2
Pandemic surge2020–2020£330k£330k+0%1
Rate-rise correction2022–2023£423k£450k+6.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
21.8%
District
21.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
16.8 min walk
Romford

Nearby stations

Dagenham East Underground StationDistrict
17 min walk
Dagenham Heathway Underground StationDistrict
28 min walk
Elm Park Underground StationDistrict
28 min walk
Romford Rail StationLiberty · Greater Anglia
28 min walk
RomfordNational Rail
28 min walk
No bus stops within 400m

9

Walkability score

14

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park461m
Santander docks (800m)0
Nearest cycle dock11.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 17.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.2 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

9 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 · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eastbrook (736 m)

No restaurants within 800m — nearest: Dixy Chicken (794 m)

Nearest supermarketALDI · 1.8 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)

1.0km

Post office

Nearby shops

Evans 21.0 km

Nearby cafes

Eastbrookend Tea Room678 m
Eastbrook Cafe & Restaurant805 m
Costa1.2 km

Nearby restaurants

Dixy Chicken794 m
Peach Garden803 m
Eden Peri Peri Dagenham1.2 km

Nearby pubs

The Eastbrook736 m

Nearby gyms

Gold's Gym931 m
Food hygiene (5-star)46% of 11

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

47

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
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

10.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,219m
Crossrail 2 route16,186m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,994 nationally

1,575

Est. population

4,788/km²

52%

Employed

29%

Degree educated

£35,300

Median income

6.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

47

Community stability

Age profile

25%
20%
20%
18%
17%
Under 1825%
18–3420%
35–4920%
50–6418%
65+17%

Tenure

14%
31%
15%
39%
Own outright14%
Own (mortgage)31%
Private rent15%
Social rent39%
Shared ownership2%

Ethnicity

51%
19%
White British51%
White Other13%
Asian12%
Black19%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household30%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent39%
Private rent15%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
0
Major developments (800m)
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
778, 778, Dagenham Road, Dagenham, RM10 7UD2 homes
completed
34, 34, Highland Avenue, Dagenham, RM10 7AS2 homes
completed
762, 762, Dagenham Road, Dagenham, RM10 7UD1 homes
completed
Land forming part of 9, Land forming part of 9, Fir Tree Walk, Dagenham, RM10 7AP1 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 7BB

Full postcodeRM10 7BB
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardEastbrook & Rush Green
Latitude51.556566
Longitude0.168542
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