Eastbrook & Rush Green · Barking and Dagenham · Dagenham and Rainham constituency · 51.56234, 0.16022

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

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

 

Schools 100%Safety 64/100Transport 10/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
45
Safety
64
Schools
100
Transport
10
Environment
96
Investment
51

The bottom line

RM10 7HB offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 64 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM10 7HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for RM10 7HB

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

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Postcode Personality

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How RM10 7HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Bellamy Primary School

Not yet inspected · 7 min walk

KS2: 105.0

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 8 min walk

P8: +0.74A8: 54.2

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 · 113 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

132.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 292.3%

+79% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour17%
Vehicle crime13%
Drug offences7%
Burglary5%
Robbery4%
Theft3%

Stop & search

9.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 389m

Crime is +104% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,194/m²
Price per ft²£390/ft²
Avg floor area61.9 m²

EPC breakdown

C
21%
D
11%
E
3%
F
1%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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£154,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.4%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.4%

per year

Acceleration

+28.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£52k£60k+16.5%2.5
Post-dot-com plateau2001–2004£75k£140k+86.7%2.2
Pre-crash peak2006–2007£148k£146k-1%2
GFC & correction2008–2012£150k£140k-6.7%1.2
Help-to-Buy recovery2013–2016£150k£225k+50%1
Brexit uncertainty2017–2018£230k£223k-3.3%2.5
Pandemic surge2021–2021£249k£249k+0%1
Current market2024–2025£222k£260k+17.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford

Nearby stations

Dagenham East Underground StationDistrict
26 min walk
Romford Rail StationLiberty · Elizabeth line
26 min walk
RomfordNational Rail
26 min walk
Chadwell Heath Rail StationElizabeth line
28 min walk
Dagenham Heathway Underground StationDistrict
31 min walk
No bus stops within 400m

8

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria81 min ↑
Waterloo76 min ↑
Canary Wharf ★64 min
City68 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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park38m
Santander docks (800m)0
Nearest cycle dock11.3 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
NoiseHIGH
road
Noisier 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: 70%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 5.1 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

HAVERING HEALTH

170 RUSH GREEN ROAD, RM7 0JU

14 min walk

0

GPs within 1km

0

Dentists within 1km

1

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

89

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

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

Nearest supermarketSainsbury's · 2.0 km
4 tennis courts1 sports halls

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)

1.3km

Post office

Nearby pubs

The Three Travellers736 m
The Eastbrook1.2 km

Nearby gyms

West Ham United Training Ground294 m
Food hygiene (5-star)63% of 16

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

51

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
6.2% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score11/100
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

25.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,192m
Crossrail 2 route15,491m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,545 nationally

1,925

Est. population

9,311/km²

55%

Employed

31%

Degree educated

£33,400

Median income

12.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

34%
25%
21%
13%
Under 1834%
18–3425%
35–4921%
50–6413%
65+6%

Tenure

19%
67%
Own outright3%
Own (mortgage)19%
Private rent6%
Social rent67%
Shared ownership5%
Rent free0%

Ethnicity

40%
14%
29%
White British40%
White Other7%
Asian14%
Black29%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household50%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent67%
Private rent6%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
Local approval rate
33%
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)
0
Largest scheme
27 homes · Wood Lane Sports Centre, Wood Lane Sports Centre, WOOD LANE, Dagenham, RM8 1JX
Pipeline pressure
NONE

Named schemes (500m)

Wood Lane Sports Centre, Wood Lane Sports Centre, WOOD LANE, Dagenham, RM8 1JX27 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 7HB

Full postcodeRM10 7HB
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardEastbrook & Rush Green
Latitude51.562340
Longitude0.160218
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