Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.55657, 0.15742

RM10 7HH— Heath, Barking and Dagenham

Location and area intelligence for RM10 7HH, Heath, Barking and Dagenham

 

Schools 100%Safety 73/100Transport 14/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
51
Safety
73
Schools
100
Transport
14
Environment
96
Investment
42

The bottom line

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

The catch: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 7HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for RM10 7HH

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

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How RM10 7HH 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 · 5 min walk

KS2: 105.0

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 10 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 105 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.8 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 328.9%

+1% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Anti-social behaviour15%
Vehicle crime10%
Drug offences9%
Burglary6%
Robbery4%
Theft1%

Stop & search

7.8

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 · 323m

Crime is +15% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,042/m²
Price per ft²£376/ft²
Avg floor area90.9 m²

EPC breakdown

C
6%
D
20%
E
8%

Based on 34 properties · Confidence: high

Street mix

Semi 56%Terraced 44%

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£227,250
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

1995–2024 · CAGR

+6.9%

Total change

+589%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.6%

per year

Acceleration

-46.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached55.6%
Terraced44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£53k£68k+28.3%1
Post-dot-com plateau2002–2003£178k£157k-11.8%1
Pre-crash peak2005–2007£165k£193k+17.3%1.7
Help-to-Buy recovery2014–2014£275k£275k+0%1
Brexit uncertainty2017–2019£330k£345k+4.5%1
Pandemic surge2020–2021£352k£364k+3.6%1.5
Rate-rise correction2022–2022£460k£460k+0%1
Current market2024–2024£365k£365k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
17.9 min walk
Chadwell Heath

Nearby stations

Dagenham East Underground StationDistrict
19 min walk
Dagenham Heathway Underground StationDistrict
22 min walk
Chadwell Heath Rail StationElizabeth line
29 min walk
Chadwell HeathNational Rail
29 min walk
Romford Rail StationLiberty · Elizabeth line
34 min walk
No bus stops within 400m

14

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria76 min ↑
Waterloo74 min ↑
Canary Wharf ★61 min
City63 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

29

Car parks (800m)

2

EV chargers (800m)

Nearest car park166m
Santander docks (800m)0
Nearest cycle dock11.0 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: 16.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.8 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

HALBUTT STREET SURGERY

2 HALBUTT STREET, RM9 5AS

16 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

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

130

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eastbrook (628 m)

Nearest supermarketAldi · 3.0 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)

584m

Post office

Nearby shops

Best-one587 m
Shell752 m

Nearby cafes

Eastbrook Cafe & Restaurant697 m
Morrisons Cafe699 m
Beacontree Heath Leisure Centre Cafe786 m
JRs792 m

Nearby restaurants

Dixy Chicken678 m
Peach Garden690 m
Best Bite Chicken786 m

Nearby pubs

The Eastbrook628 m
The Three Travellers722 m

Nearby gyms

Becontree Heath Leisure Centre750 m
Gold's Gym852 m
West Ham United Training Ground937 m
Food hygiene (5-star)56% of 55

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

A

High street health

Investment

Investment grade, yield and market outlook

42

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

4/100

Velocity score

Future outlook

28.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,625m
Crossrail 2 route15,434m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,035 nationally

2,180

Est. population

7,831/km²

56%

Employed

32%

Degree educated

£33,400

Median income

6.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

34%
19%
22%
15%
Under 1834%
18–3419%
35–4922%
50–6415%
65+10%

Tenure

14%
25%
17%
43%
Own outright14%
Own (mortgage)25%
Private rent17%
Social rent43%
Shared ownership0%

Ethnicity

38%
15%
25%
White British38%
White Other10%
Asian15%
Black25%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household42%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent43%
Private rent17%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
55
Development activity
high
Residential apps (800m)
23
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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)
63
Largest scheme
170 homes · Becontree Heath Development, ALTHORNE WAY
Pipeline pressure
NONE

Named schemes (500m)

Allotment Gardens, Allotment Gardens, CRESCENT ROAD, Dagenham100 homes
completed
The Lawns, The Lawns, RAINHAM ROAD NORTH, Central Park Nursery, Dagenham12 homes
completed
219-221, 219-221, RAINHAM ROAD NORTH, RM10 7EH10 homes
completed
56, 56, Crescent Road, Dagenham, RM10 7HT2 homes
completed
14, 14, Rusholme Avenue, Dagenham, RM10 7NX2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.6%
Ward turnout
62%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ingrid RobinsonLabour
Harriet SpoorLabour

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM10 7HH

Full postcodeRM10 7HH
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardHeath
Latitude51.556573
Longitude0.157420
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
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Mail
Food Standards
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