Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.55618, 0.14723

RM10 7RU— Heath, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 18/100

Best for: Families

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

Liveability
53
Safety
80
Schools
100
Transport
18
Environment
58
Investment
49

The bottom line

RM10 7RU 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 7RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-10.0% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for RM10 7RU

🛡️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 7RU 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 · 2 min walk

KS2: 106.3

★★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 102 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.4 incidents per 1,000 residents

Better than 78% of London
↑ Rising 440.0%

from a low base — still below London average

-59% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour19%
Vehicle crime11%
Drug offences6%
Theft4%
Burglary4%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 771m

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area71.4 m²

EPC breakdown

C
3%
D
14%

Based on 17 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield863 kWh/kWp/yr
Rebuild cost estimate£178,500
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
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

1999–2023 · CAGR

+7.3%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-15.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£64k+6.7%1
Post-dot-com plateau2001–2004£98k£145k+48.7%1.7
Pre-crash peak2006–2006£150k£150k+0%1
GFC & correction2011–2011£155k£155k+0%1
Help-to-Buy recovery2014–2014£205k£205k+0%1
Brexit uncertainty2018–2019£325k£335k+3.1%1
Pandemic surge2020–2021£283k£325k+14.8%1.5
Rate-rise correction2023–2023£323k£323k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.6%
District
5.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
19.4 min walk
Chadwell Heath

Nearby stations

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

23

Walkability score

57

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

33

Car parks (800m)

5

EV chargers (800m)

Nearest car park338m
Santander docks (800m)0
Nearest cycle dock10.3 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 7.5 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

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

187

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Travellers (566 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)

409m

Post office

Nearby shops

Local express day 1426 m
Co-op Wood Lane432 m
Shell459 m
Bajwa Foods713 m

Nearby cafes

Morrisons Cafe392 m
JRs460 m
Heath Pie Shop462 m
Fiddlers Cafe465 m

Nearby restaurants

Best Bite Chicken450 m
The Golden Fish511 m
Sunflower520 m
Lara Grill707 m

Nearby pubs

The Three Travellers566 m
Beacon Tree697 m

Nearby gyms

Becontree Heath Leisure Centre514 m
Food hygiene (5-star)56% of 52

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

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

18.1

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,065m
Crossrail 2 route14,757m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,883 nationally

1,778

Est. population

13,941/km²

60%

Employed

30%

Degree educated

£37,800

Median income

6.3%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

31%
18%
24%
18%
Under 1831%
18–3418%
35–4924%
50–6418%
65+10%

Tenure

17%
33%
17%
32%
Own outright17%
Own (mortgage)33%
Private rent18%
Social rent32%
Rent free1%

Ethnicity

44%
13%
20%
17%
White British44%
White Other13%
Asian20%
Black17%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household32%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent32%
Private rent17%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
78
Development activity
high
Residential apps (800m)
49
Commercial apps (800m)
2
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)
2
Largest scheme
62 homes · Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE
Pipeline pressure
NONE

Named schemes (500m)

Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE62 homes
completed
759, 759, BECONTREE AVENUE, Dagenham, RM8 3HH2 homes
completed
39, 39, Stone Close, Dagenham, RM8 3BT2 homes
completed
Land Adjacent To, 757, BECONTREE AVENUE, Dagenham2 homes
completed
684A, 684A, Becontree Avenue, Dagenham, RM8 3HD2 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 7RU

Full postcodeRM10 7RU
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardHeath
Latitude51.556184
Longitude0.147231
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