Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.54125, 0.16793

RM10 8AT— Village, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 82/100Transport 40/100Yield 4.20%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
82
Schools
60
Transport
40
Environment
95
Investment
50

The bottom line

RM10 8AT offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £386,000 median — strong value for Families and Owner-occupiers 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 8AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-25.8% vs London avg
vs London income-11.7% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for RM10 8AT

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM10 8AT 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 · 9 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

58.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences38%
Other21%
Vehicle crime14%
Anti-social behaviour13%
Drug offences5%
Theft4%
Burglary4%
Robbery2%

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 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£386,000

Median sale price

26% below London median

£386,000 is 26% below the London median (£520,000)

+17.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+7.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£413,000
Avg terraced£368,500
Price per m²£3,955/m²
Price per ft²£367/ft²
Avg floor area99.9 m²

EPC breakdown

B
1%
C
9%
D
24%
E
8%

Based on 42 properties · Confidence: high

Street mix

Semi 40%Terraced 39%Detached 17%Flat 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

Stamp duty

Standard buyer£6,800
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,380

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£1,931/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£249,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.5%

Total change

+773%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.4%

per year

Acceleration

+54.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 52 sales

Property Type Mix

Total: 52 sales

Detached17.3%
Semi-detached40.4%
Terraced38.5%
Flat/maisonette3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£50k£79k+58%1.3
Post-dot-com plateau2001–2004£102k£230k+126%1.8
Pre-crash peak2005–2007£203k£215k+6.2%4
GFC & correction2008–2012£229k£169k-26.3%1.5
Help-to-Buy recovery2014–2016£250k£334k+33.4%2.7
Brexit uncertainty2018–2019£324k£330k+1.9%1.5
Pandemic surge2020–2021£430k£360k-16.3%2
Rate-rise correction2022–2023£240k£500k+108.3%1.5
Current market2024–2025£351k£437k+24.4%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
5.1%
District
5.1%
Terraced+0% α
Local
3.8%
District
3.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
4.1 min walk
Dagenham Dock

Nearby stations

Dagenham East Underground StationDistrict
4 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
36 min walk
No bus stops within 400m

18

Walkability score

23

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 park262m
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 waterHIGH
High
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 AONB98% 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 · 719 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.1 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 (455 m)

Nearest supermarketAldi · 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)

251m

Post office

Nearby cafes

Gunay's Cafe211 m
Costa553 m

Nearby restaurants

Beadles Parade Fish & Chips199 m
Favorite 'N' Tasty224 m
Ali's Kitchen544 m
Eden Peri Peri Dagenham597 m

Nearby pubs

The Cross Keys455 m
Pipe Major534 m

Nearby gyms

Gold's Gym1.0 km

Nearby health

Grays Court Community Hospital719 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

E

High street health

Investment

Investment grade, yield and market outlook

50

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,179m
Crossrail 2 route16,601m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,519 nationally

1,786

Est. population

10,572/km²

54%

Employed

29%

Degree educated

£37,100

Median income

6.0%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

29%
19%
21%
16%
15%
Under 1829%
18–3419%
35–4921%
50–6416%
65+15%

Tenure

30%
31%
24%
14%
Own outright30%
Own (mortgage)31%
Private rent24%
Social rent14%
Shared ownership1%

Ethnicity

40%
15%
18%
19%
White British40%
White Other15%
Asian18%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household25%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent24%
Social rent14%

vs. London

Income vs London-11.7%
Price vs London-25.8%

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£386,000)

£6,800

Standard buyer

£0

First-time buyer

Save £6,800

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM10 8AT

Full postcodeRM10 8AT
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.541253
Longitude0.167930
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