Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.54096, 0.16789

RM10 8AS— Village, Barking and Dagenham

Location and area intelligence for RM10 8AS, Village, Barking and Dagenham

The family fortress

 

Schools 100%Safety 83/100Transport 39/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
58
Safety
83
Schools
60
Transport
39
Environment
94
Investment
40

The bottom line

RM10 8AS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM10 8AS

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-15.0% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for RM10 8AS

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

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Postcode Personality

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“The family fortress”

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How RM10 8AS 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 · 3 min walk

KS2: 108.3

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 10 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 · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.8 incidents per 1,000 residents

Better than 59% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences28%
Other20%
Anti-social behaviour18%
Vehicle crime17%
Drug offences9%
Burglary6%
Theft1%
Robbery1%

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 · 2.2km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,365/m²
Price per ft²£406/ft²
Avg floor area92.7 m²

EPC breakdown

C
1%
D
13%
E
4%
F
3%

Based on 21 properties · Confidence: medium

Street mix

Semi 41%Terraced 14%Detached 45%

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 yield866 kWh/kWp/yr
Rebuild cost estimate£231,750
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 BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+330%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.5%

per year

Acceleration

-94.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 28 sales

Property Type Mix

Total: 28 sales

Detached46.4%
Semi-detached39.3%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£75k-16.2%1.4
Post-dot-com plateau2001–2001£141k£141k+0%2
Pre-crash peak2006–2007£214k£215k+0.5%3
GFC & correction2010–2011£174k£205k+17.8%1.5
Help-to-Buy recovery2013–2015£235k£358k+52.1%2.5
Brexit uncertainty2017–2018£391k£300k-23.4%1.5
Pandemic surge2021–2021£510k£510k+0%1
Current market2025–2025£385k£385k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
6.6%
District
6.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
4.5 min walk
Dagenham Dock

Nearby stations

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

18

Walkability score

24

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park248m
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 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: 16.9 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.3 km

Energy

Solar: 866 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 yield865.6 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

28 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 707 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cross Keys (443 m)

Nearest supermarketAldi · 1.9 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)

275m

Post office

Nearby cafes

Gunay's Cafe236 m
Costa586 m

Nearby restaurants

Beadles Parade Fish & Chips222 m
Favorite 'N' Tasty250 m
Ali's Kitchen574 m
Eden Peri Peri Dagenham627 m

Nearby pubs

The Cross Keys443 m
Pipe Major564 m

Nearby gyms

Gold's Gym1.0 km

Nearby health

Grays Court Community Hospital707 m
Food hygiene (5-star)71% of 41

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

40

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
4.2% (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

32.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,158m
Crossrail 2 route16,608m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,517 nationally

1,915

Est. population

11,913/km²

59%

Employed

34%

Degree educated

£35,700

Median income

8.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

33%
21%
20%
17%
Under 1833%
18–3421%
35–4921%
50–6417%
65+8%

Tenure

19%
14%
53%
Own outright12%
Own (mortgage)19%
Private rent14%
Social rent53%
Shared ownership2%
Rent free0%

Ethnicity

36%
32%
White British36%
White Other11%
Asian12%
Black32%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household36%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent53%
Private rent14%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
28
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
223 homes · SPORTS GROUND, SPORTS GROUND, EXETER ROAD, RM10
Pipeline pressure
NONE

Named schemes (500m)

Cadiz Court, 810, Cadiz Court, 810, Rainham Road South, Dagenham, RM10 8HG54 homes
completed
Crown Garage, 699, RAINHAM ROAD SOUTH, Dagenham, RM10 8XB46 homes
completed
Land At South Corner Of Crown Street And, South east corner of, RAINHAM ROAD SOUTH, Rainham Road South, Dagenham10 homes
completed
Railway Hotel, Railway Hotel, Shafter Road, Dagenham, RM10 8AJ9 homes
completed
Land rear of 1-8 Beadles Parade, Land rear of 1-8 Beadles Parade, Rainham Road South, Dagenham, RM10 8YL3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.4%
Ward turnout
104%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ajanta Deb RoyLabour
Phil WakerLabour
Julia WilliamsLabour

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Key facts for RM10 8AS

Full postcodeRM10 8AS
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.540957
Longitude0.167887
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