Alibon · Barking and Dagenham · Dagenham and Rainham constituency · 51.54765, 0.16669

RM10 7TP— Alibon, Barking and Dagenham

Location and area intelligence for RM10 7TP, Alibon, Barking and Dagenham

The family fortress

 

Schools 100%Safety 68/100Transport 39/100

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
68
Schools
60
Transport
39
Environment
96
Investment
54

The bottom line

RM10 7TP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

RM10 7TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for RM10 7TP

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

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“The family fortress”

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How RM10 7TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

John Perry Primary School

Not yet inspected · 9 min walk

KS2: 108.3

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 2 min walk

P8: -0.60A8: 38.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 97 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 400.0%

+45% vs borough

Crime by type

Violence & sexual offences31%
Other28%
Anti-social behaviour12%
Vehicle crime11%
Drug offences7%
Burglary5%
Robbery5%
Theft2%

Stop & search

7.5

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 · 1.5km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area80 m²

EPC breakdown

C
2%
D
15%
E
3%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 3%Terraced 77%Flat 19%

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£200,000
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

1996–2023 · CAGR

+7.7%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

+8.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced82.8%
Flat/maisonette13.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£79k+30.8%1.5
Post-dot-com plateau2001–2004£102k£90k-11.8%1.8
Pre-crash peak2007–2007£205k£205k+0%1
GFC & correction2008–2012£235k£150k-36.2%1
Help-to-Buy recovery2013–2016£216k£355k+64.7%1.2
Brexit uncertainty2019–2019£330k£330k+0%1
Pandemic surge2020–2021£405k£426k+5.1%1
Rate-rise correction2022–2023£420k£450k+7.1%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

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
Below London average
Dagenham East Underground StationDistrict line
4.8 min walk
Dagenham Dock

Nearby stations

Dagenham East Underground StationDistrict
5 min walk
Dagenham Heathway Underground StationDistrict
19 min walk
Elm Park Underground StationDistrict
28 min walk
Dagenham DockNational Rail
35 min walk
Becontree Underground StationDistrict
36 min walk
No bus stops within 400m

16

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria59 min ↑
Waterloo57 min ↑
Canary Wharf ★43 min
City46 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park178m
Santander docks (800m)0
Nearest cycle dock11.5 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: 17.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.7 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

THE COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

20 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 2.4 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)

534m

Post office

Nearby cafes

Costa165 m
Eastbrook Cafe & Restaurant507 m
Gunay's Cafe553 m
Eastbrookend Tea Room865 m

Nearby restaurants

Eden Peri Peri Dagenham174 m
Ali's Kitchen232 m
Peach Garden514 m
Dixy Chicken525 m

Nearby pubs

Pipe Major209 m
The Eastbrook560 m
The Cross Keys923 m

Nearby gyms

Gold's Gym398 m
Food hygiene (5-star)60% of 60

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

54

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

23.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,515m
Crossrail 2 route16,307m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,514 nationally

1,859

Est. population

5,356/km²

56%

Employed

31%

Degree educated

£37,100

Median income

7.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

43

Community stability

Age profile

28%
20%
22%
17%
13%
Under 1828%
18–3420%
35–4922%
50–6417%
65+13%

Tenure

21%
29%
29%
21%
Own outright21%
Own (mortgage)29%
Private rent29%
Social rent21%
Shared ownership1%

Ethnicity

39%
14%
20%
21%
White British39%
White Other14%
Asian20%
Black21%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household32%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Private rent29%
Social rent21%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
62
Development activity
high
Residential apps (800m)
39
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)
1
Largest scheme
46 homes · Crown Garage, 699, RAINHAM ROAD SOUTH, Dagenham, RM10 8XB
Pipeline pressure
NONE

Named schemes (500m)

Education Department, Garage Site, Education Department, Garage Site, Eastbrook Avenue, Dagenham, RM10 7UL14 homes
completed
588, 588, Rainham Road South, Dagenham, RM10 7XD11 homes
completed
34, 34, Foxlands Crescent, Dagenham, RM10 7TB11 homes
completed
Land Between, 487 - 535a, RAINHAM ROAD SOUTH, Dagenham10 homes
completed
473, 473, Rainham Road South, Dagenham, RM10 7XJ3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.5%
Ward turnout
63%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Dorothy AkwaboahLabour
Muazzam SandhuLabour

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Key facts for RM10 7TP

Full postcodeRM10 7TP
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.547652
Longitude0.166690
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