Eastbrook & Rush Green · Barking and Dagenham · Dagenham and Rainham constituency · 51.55376, 0.16384

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

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

The family fortress

 

Schools 100%Safety 72/100Transport 21/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
72
Schools
60
Transport
21
Environment
96
Investment
47

The bottom line

RM10 7BX 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 7BX

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 7BX

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM10 7BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hunters Hall Primary School

Not yet inspected · 11 min walk

KS2: 105.8

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: -0.60A8: 38.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 104 min walk

2 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 · 792m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area75.8 m²

EPC breakdown

D
8%

Based on 8 properties · Confidence: low

Street mix

Semi 75%Terraced 25%

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£189,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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

1995–2014 · CAGR

+7.3%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.5%

per year

Acceleration

+11.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£59k£58k-1.1%1.3
Pre-crash peak2005–2007£163k£184k+12.9%1
GFC & correction2008–2008£194k£194k+0%1
Help-to-Buy recovery2014–2014£226k£226k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
12.9 min walk
Romford

Nearby stations

Dagenham East Underground StationDistrict
14 min walk
Dagenham Heathway Underground StationDistrict
22 min walk
Elm Park Underground StationDistrict
31 min walk
Romford Rail StationLiberty · Greater Anglia
34 min walk
RomfordNational Rail
34 min walk
No bus stops within 400m

10

Walkability score

6

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 park287m
Santander docks (800m)0
Nearest cycle dock11.4 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: 16.9 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): None recorded

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

14 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 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)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketALDI · 2.2 km
5 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

646m

Post office

Nearby shops

Best-one652 m

Nearby cafes

Eastbrook Cafe & Restaurant365 m
Costa872 m

Nearby restaurants

Dixy Chicken351 m
Peach Garden361 m
Eden Peri Peri Dagenham829 m
Ali's Kitchen888 m

Nearby pubs

The Eastbrook289 m
Pipe Major889 m

Nearby gyms

Gold's Gym509 m
Food hygiene (5-star)60% of 35

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

11.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,769m
Crossrail 2 route15,940m

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
Listed buildings (800m)
2
Live planning apps (800m)
72
Development activity
high
Residential apps (800m)
33
Commercial apps (800m)
3
Major developments (800m)
0
Borough approval rate
60%
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)
64
Largest scheme
100 homes · Allotment Gardens, Allotment Gardens, CRESCENT ROAD, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Education Department, Garage Site, Education Department, Garage Site, Eastbrook Avenue, Dagenham, RM10 7UL14 homes
completed
The Lawns, The Lawns, RAINHAM ROAD NORTH, Central Park Nursery, Dagenham12 homes
completed
796 - 806, 796 - 806, DAGENHAM ROAD, Dagenham10 homes
completed
796-806, 796-806, Dagenham Road, Dagenham, RM10 7UB9 homes
completed
Garages, Garages, Highland Avenue, Dagenham, RM10 7AP7 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 7BX

Full postcodeRM10 7BX
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardEastbrook & Rush Green
Latitude51.553757
Longitude0.163836
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