Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.54082, 0.16508

RM10 8BF— Village, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 81/100Transport 39/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
81
Schools
60
Transport
39
Environment
96
Investment
54

The bottom line

RM10 8BF 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 8BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-11.7% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for RM10 8BF

🛡️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 8BF 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 · 5 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 88 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-15% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour14%
Vehicle crime8%
Drug offences6%
Theft6%
Robbery6%
Burglary6%

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.1km

Crime is 3% 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£4,421/m²
Price per ft²£411/ft²
Avg floor area66.5 m²

EPC breakdown

B
36%
C
3%

Based on 39 properties · Confidence: high

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£166,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2013
WallsAverage thermal transmittance 0.28 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2024 · CAGR

+13.7%

Total change

+14%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.7%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£255k£255k+0%2
Current market2024–2024£290k£290k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
4.4 min walk
Dagenham Dock

Nearby stations

Dagenham East Underground StationDistrict
5 min walk
Dagenham Heathway Underground StationDistrict
15 min walk
Dagenham DockNational Rail
26 min walk
Elm Park Underground StationDistrict
32 min walk
Becontree Underground StationDistrict
33 min walk
No bus stops within 400m

20

Walkability score

32

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park71m
Santander docks (800m)0
Nearest cycle dock11.3 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: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.5 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

HALBUTT STREET SURGERY

2 HALBUTT STREET, RM9 5AS

18 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 517 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

42

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.8 km
2 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)

234m

Post office

Nearby cafes

Gunay's Cafe218 m
Pietro's Cafe593 m
Costa617 m
Eastbrook Cafe & Restaurant1.1 km

Nearby restaurants

Beadles Parade Fish & Chips199 m
Favorite 'N' Tasty235 m
Gah Moon House458 m
Golden Dragon498 m

Nearby pubs

The Cross Keys253 m
Pipe Major563 m

Nearby gyms

Gold's Gym982 m

Nearby health

Grays Court Community Hospital517 m
Food hygiene (5-star)56% 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

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
Gross yield
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score14/100
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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

38.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,988m
Crossrail 2 route16,429m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,311 nationally

1,915

Est. population

13,683/km²

60%

Employed

32%

Degree educated

£37,100

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

30%
23%
21%
16%
Under 1830%
18–3423%
35–4921%
50–6416%
65+11%

Tenure

22%
27%
33%
18%
Own outright22%
Own (mortgage)27%
Private rent33%
Social rent18%
Shared ownership1%

Ethnicity

36%
15%
22%
19%
White British36%
White Other15%
Asian22%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household33%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent33%
Social rent18%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
49
Development activity
high
Residential apps (800m)
34
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)
0

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)

SPORTS GROUND, SPORTS GROUND, EXETER ROAD, RM10223 homes
completed
Leys Redevelopment Site, Leys Redevelopment Site, WELLINGTON DRIVE, Birdbrook Close, Dagenham158 homes
completed
Crown Garage, 699, RAINHAM ROAD SOUTH, Dagenham, RM10 8XB46 homes
completed
DAGNAMICA WORKS, DAGNAMICA WORKS, CHURCH STREET, RM1012 homes
completed
Land adjacent, 162-168, Land adjacent, 162-168, Shafter Road, Dagenham, RM10 8SE12 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 8BF

Full postcodeRM10 8BF
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.540820
Longitude0.165082
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