Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.55198, 0.15146

RM10 7LB— Heath, Barking and Dagenham

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

 

Schools 100%Safety 67/100Transport 18/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
48
Safety
67
Schools
95
Transport
18
Environment
67
Investment
43

The bottom line

RM10 7LB offers exceptional schools (100% Good/Outstanding) and low crime — 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 7LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for RM10 7LB

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

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How RM10 7LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Richard Alibon Primary School with ARP for Cognitive and Learning Difficulties : SEN Base

Good · Inspected Jul 2023 · 6 min walk

KS2: 107.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 15 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 97 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 278.5%

+50% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Vehicle crime16%
Anti-social behaviour14%
Drug offences6%
Burglary6%
Robbery5%
Theft2%

Stop & search

8.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 918m

Crime is +71% 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£4,442/m²
Price per ft²£413/ft²
Avg floor area78.2 m²

EPC breakdown

C
2%
D
8%
E
2%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 24%Terraced 76%

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£195,500
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, 100 mm loft insulation
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

1996–2025 · CAGR

+6.6%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.8%

per year

Acceleration

-44.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached26.9%
Terraced73.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£88k+54.4%1.7
Post-dot-com plateau2001–2002£94k£125k+33%2
Pre-crash peak2007–2007£203k£203k+0%4
GFC & correction2008–2011£213k£163k-23.5%1
Help-to-Buy recovery2014–2016£240k£380k+58.3%1
Brexit uncertainty2017–2019£338k£360k+6.7%1
Pandemic surge2020–2021£440k£410k-6.8%1
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£516k£363k-29.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
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 Heathway Underground StationDistrict line
14.2 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
15 min walk
Dagenham East Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
27 min walk
Chadwell Heath Rail StationElizabeth line
30 min walk
Dagenham DockNational Rail
36 min walk
No bus stops within 400m

8

Walkability score

53

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park107m
Santander docks (800m)0
Nearest cycle dock10.5 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: 16.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 34%
Less green space than 79% 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

8 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eastbrook (705 m)

No restaurants within 800m — nearest: Dixy Chicken (695 m)

Nearest supermarketAldi · 2.4 km

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)

269m

Post office

Nearby shops

Best-one263 m
Local express day 1716 m
Co-op Wood Lane733 m
Shell946 m

Nearby cafes

Eastbrook Cafe & Restaurant705 m
Morrisons Cafe871 m
JRs963 m
Heath Pie Shop967 m

Nearby restaurants

Dixy Chicken695 m
Peach Garden700 m
Best Bite Chicken953 m
The Golden Fish1.0 km

Nearby pubs

The Eastbrook705 m
The Three Travellers1.0 km
The Lord Denman1.1 km

Nearby gyms

Gold's Gym764 m
Becontree Heath Leisure Centre986 m
Food hygiene (5-star)53% of 49

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

43

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
4.5% (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 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

35.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,979m
Crossrail 2 route15,160m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,394 nationally

2,218

Est. population

13,321/km²

61%

Employed

33%

Degree educated

£33,400

Median income

7.2%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

29%
22%
20%
17%
Under 1829%
18–3422%
35–4920%
50–6417%
65+11%

Tenure

20%
32%
19%
28%
Own outright20%
Own (mortgage)32%
Private rent19%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

38%
14%
15%
26%
White British38%
White Other14%
Asian15%
Black26%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household32%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent28%
Private rent19%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
85
Development activity
high
Residential apps (800m)
52
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
3
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
63 homes · 283, 283, Oxlow Lane, Dagenham, RM10 7YU
Pipeline pressure
NONE

Named schemes (500m)

Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE62 homes
completed
Adjacent To 1 Grand Parade, Adjacent To 1 Grand Parade, Oxlow Lane, Dagenham, RM10 7YT8 homes
completed
243, 243, Oxlow Lane, Essex, RM10 7YA3 homes
completed
201, 201, Oxlow Lane, Dagenham, RM10 7YA3 homes
completed
Land at rear of 201, Land at rear of 201, Oxlow Lane, Dagenham, RM10 7YA3 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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Key facts for RM10 7LB

Full postcodeRM10 7LB
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardHeath
Latitude51.551979
Longitude0.151461
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