The bottom line
RM10 7EB 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.
Check your dealbreakers
Toggle the things that matter to you — see how RM10 7EB scores on each.
Toggle a question above to see how RM10 7EB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for RM10 7EB
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Postcode Personality
“The family fortress”
How RM10 7EB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Hunters Hall Primary School
Not yet inspected · 9 min walk
KS2: 105.8
Secondary
Brook Sixth Form and Academy
Not yet inspected · Inspected Nov 2024 · 11 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 102 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
55.7 incidents per 1,000 residents
-25% vs borough
Crime by type
Stop & search
4.5
per 1,000 residents
→ Stable
trend
Road safety
99
Road safety score
1
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Dagenham Fire Station · 712m
Crime is 14% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 6 properties · Confidence: low
Street mix
LHA rates — Outer East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1997–2023 · CAGR
+7.9%
Total change
+629%
Market Activity
Price Velocity & Acceleration
Current Velocity
+51.9%
per year
Acceleration
+39.35
change in velocity
Market State
Strong growth
Price Distribution
P25: £175k–£200k · P75: £400k–£450k · 7 sales
Property Type Mix
Total: 7 sales
By decade
1990s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1997–1997 | £56k | £56k | +0% | 2 |
| GFC & correction | 2011–2012 | £135k | £177k | +31.1% | 1 |
| Help-to-Buy recovery | 2014–2015 | £240k | £270k | +12.5% | 1 |
| Rate-rise correction | 2023–2023 | £410k | £410k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
15
Walkability score
28
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
8
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Ingrebourne Marshes SSSI — 4.4 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
HALBUTT STREET SURGERY
2 HALBUTT STREET, RM9 5AS
15 min walk
55%
Recommend GP
55%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
84
Parks (1km)
2
Restaurants (800m)
1
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
7
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
433m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
45
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
8.1
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 6,743 nationally
1,543
Est. population
14,331/km²
53%
Employed
27%
Degree educated
£33,400
Median income
9.6%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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