Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.55799, 0.14923

RM10 7LR— Heath, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 73/100Transport 17/100

Best for: Families

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

Liveability
52
Safety
73
Schools
100
Transport
17
Environment
68
Investment
49

The bottom line

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

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 7LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM10 7LR

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM10 7LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Five Elms Primary School

Not yet inspected · 5 min walk

KS2: 106.3

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 7 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 104 min walk

4 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 565m

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area88.2 m²

EPC breakdown

C
3%
D
7%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 59%Terraced 41%

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£220,500
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, filled cavity
RoofPitched, 250 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

1998–2022 · CAGR

+7.7%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+31.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached56.3%
Terraced43.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£66k£66k+0%1
Post-dot-com plateau2001–2004£112k£164k+46.4%1.3
Pre-crash peak2007–2007£220k£220k+0%1
GFC & correction2011–2011£190k£190k+0%1
Help-to-Buy recovery2013–2015£204k£272k+33.3%1.5
Brexit uncertainty2017–2019£373k£357k-4.2%1
Pandemic surge2020–2020£320k£320k+0%3
Rate-rise correction2022–2022£388k£388k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Dagenham Heathway Underground StationDistrict line
21.9 min walk
Chadwell Heath

Nearby stations

Chadwell Heath Rail StationElizabeth line
22 min walk
Chadwell HeathNational Rail
22 min walk
Dagenham Heathway Underground StationDistrict
23 min walk
Dagenham East Underground StationDistrict
24 min walk
Becontree Underground StationDistrict
31 min walk
No bus stops within 400m

31

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★51 min
City57 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

35

Car parks (800m)

5

EV chargers (800m)

Nearest car park243m
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 waterLOW
Low
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: 16.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 7.3 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

BECONTREE MEDICAL CENTRE

641-645 BECONTREE AVENUE, RM8 3HP

7 min walk

89%

Recommend GP

89%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

186

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketFreshco · 1.9 km
1 tennis courts1 swimming pools

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)

638m

Post office

Nearby shops

Shell259 m
Local express day 1654 m
Co-op Wood Lane657 m
Bajwa Foods671 m

Nearby cafes

Morrisons Cafe185 m
JRs279 m
Heath Pie Shop284 m
Fiddlers Cafe296 m

Nearby restaurants

Best Bite Chicken269 m
The Golden Fish350 m
Sunflower359 m
Lara Grill523 m

Nearby pubs

The Three Travellers338 m
Beacon Tree646 m

Nearby gyms

Becontree Heath Leisure Centre301 m
Food hygiene (5-star)55% of 58

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

49

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 score16/100
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

14.2

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,302m
Crossrail 2 route14,845m

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)
2
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
37
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)
2
Largest scheme
170 homes · Becontree Heath Development, ALTHORNE WAY
Pipeline pressure
NONE

Named schemes (500m)

Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE62 homes
completed
ADJOINING LABURNUM HOUSE, ADJOINING LABURNUM HOUSE, BRADWELL AVENUE, RM1031 homes
completed
New Bungalow Development, New Bungalow Development, Stansgate Road, Dagenham, RM10 7FL24 homes
completed
FORMER TRAVIS PERKINS SITE, FORMER TRAVIS PERKINS SITE, WOOD LANE, RM817 homes
completed
1146A, 1146A, Green Lane, Dagenham, RM8 1BP3 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 7LR

Full postcodeRM10 7LR
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardHeath
Latitude51.557991
Longitude0.149235
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