Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.55857, 0.15254

RM10 7QT— Heath, Barking and Dagenham

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

 

Schools 100%Safety 73/100Transport 11/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
52
Safety
73
Schools
100
Transport
11
Environment
96
Investment
39

The bottom line

RM10 7QT 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 7QT

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 7QT

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

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How RM10 7QT 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 · 2 min walk

KS2: 105.0

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 6 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 106 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 327m

Crime is +15% 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£5,304/m²
Price per ft²£493/ft²
Avg floor area78 m²

EPC breakdown

B
1%
C
10%
D
15%
E
4%

Based on 30 properties · Confidence: high

Street mix

Semi 23%Terraced 73%Other 4%

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£195,000
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, 200 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

1996–2024 · CAGR

+7.1%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.5%

per year

Acceleration

+19.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached24%
Terraced76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£60k£60k+0%1
Post-dot-com plateau2003–2003£136k£136k+0%1
Pre-crash peak2005–2007£160k£181k+13.4%3.5
GFC & correction2010–2012£156k£165k+5.8%1.3
Help-to-Buy recovery2015–2015£235k£235k+0%2
Brexit uncertainty2017–2019£240k£280k+16.7%2
Rate-rise correction2022–2023£342k£343k+0.3%2
Current market2024–2024£410k£410k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.1%
District
5.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
23 min walk
Chadwell Heath

Nearby stations

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

29

Walkability score

166

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

36

Car parks (800m)

5

EV chargers (800m)

Nearest car park126m
Santander docks (800m)0
Nearest cycle dock10.7 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: 16.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 5.2 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

10 min walk

89%

Recommend GP

89%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Travellers (330 m)

Nearest supermarketFreshco · 2.0 km
1 tennis courts1 swimming pools

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)

809m

Post office

Nearby shops

Shell347 m
Corner shop-(lotto and Oyster)797 m
Best-one809 m

Nearby cafes

Morrisons Cafe297 m
Beacontree Heath Leisure Centre Cafe386 m
JRs387 m
Heath Pie Shop395 m

Nearby restaurants

Best Bite Chicken382 m
The Golden Fish462 m
Sunflower471 m
Lara Grill571 m

Nearby pubs

The Three Travellers330 m

Nearby gyms

Becontree Heath Leisure Centre347 m
West Ham United Training Ground845 m
Food hygiene (5-star)58% 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

39

Investment score

Weak

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

8/100

Velocity score

Future outlook

30

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,516m
Crossrail 2 route15,054m

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)
57
Development activity
high
Residential apps (800m)
27
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
2
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
170 homes · Becontree Heath Development, ALTHORNE WAY
Pipeline pressure
NONE

Named schemes (500m)

Becontree Heath Development, ALTHORNE WAY170 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
14, 14, Rusholme Avenue, Dagenham, RM10 7NX2 homes
completed
61, 61, Naseby Road, Dagenham, RM10 7JR2 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 7QT

Full postcodeRM10 7QT
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardHeath
Latitude51.558569
Longitude0.152537
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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Agency
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