Alibon · Barking and Dagenham · Barking constituency · 51.54840, 0.15174

RM10 8BN— Alibon, Barking and Dagenham

Location and area intelligence for RM10 8BN, Alibon, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 29/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
53
Safety
79
Schools
95
Transport
29
Environment
58
Investment
42

The bottom line

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

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8BN

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-18.1% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for RM10 8BN

🛡️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 8BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Richard Alibon Primary School with ARP for Cognitive and Learning Difficulties : SEN Base

Good · Inspected Jul 2023 · 1 min walk

KS2: 107.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 20 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 · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.9 incidents per 1,000 residents

Better than 72% of London
↑ Rising 885.7%

from a low base — still below London average

-48% vs borough

Crime by type

Violence & sexual offences43%
Vehicle crime19%
Anti-social behaviour16%
Other16%
Robbery3%
Drug offences1%
Burglary1%
Theft0%

Stop & search

0.6

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 · 1.3km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,663/m²
Price per ft²£526/ft²
Avg floor area64.2 m²

EPC breakdown

C
3%
D
35%
E
1%
G
1%

Based on 40 properties · Confidence: high

Street mix

Semi 16%Terraced 84%

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£160,500
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+7.2%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-12.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£53k£68k+27.4%1
Post-dot-com plateau2001–2004£79k£156k+96.2%1.5
Pre-crash peak2005–2006£154k£185k+20.5%2.5
GFC & correction2009–2012£134k£158k+17.5%1.3
Help-to-Buy recovery2013–2016£174k£264k+51.4%1.2
Brexit uncertainty2018–2019£331k£273k-17.7%1.5
Pandemic surge2020–2020£263k£263k+0%2
Rate-rise correction2023–2023£335k£335k+0%3
Current market2024–2026£360k£375k+4.2%1.7

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
4.1%
District
4.1%
Terraced+0% α
Local
6.8%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing1
Trend Position40

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
9.7 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
10 min walk
Dagenham East Underground StationDistrict
14 min walk
Becontree Underground StationDistrict
24 min walk
Dagenham DockNational Rail
31 min walk
Chadwell Heath Rail StationElizabeth line
34 min walk
No bus stops within 400m

10

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf ★50 min
City53 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park344m
Santander docks (800m)0
Nearest cycle dock10.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 58%
Less green space than 78% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.6 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

5 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (710 m)

Nearest supermarketAldi · 2.0 km

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)

422m

Post office

Nearby shops

Best-one418 m
Ibrahim Halal862 m

Nearby cafes

Eastbrook Cafe & Restaurant726 m
Star Express728 m
The Snack Bar831 m
Starbucks834 m

Nearby restaurants

Mo's667 m
Dixie Chicken669 m
Royal Bengal670 m
Ho-Ho692 m

Nearby pubs

The Lord Denman710 m
The Eastbrook769 m

Nearby gyms

Gold's Gym697 m

Nearby pharmacies

Boots870 m
Food hygiene (5-star)47% of 57

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

42

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
4.4% (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

34.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,742m
Crossrail 2 route15,289m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,300 nationally

1,776

Est. population

11,479/km²

62%

Employed

31%

Degree educated

£34,400

Median income

7.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

29%
21%
24%
18%
Under 1829%
18–3421%
35–4924%
50–6418%
65+8%

Tenure

16%
26%
19%
38%
Own outright16%
Own (mortgage)26%
Private rent19%
Social rent38%
Shared ownership1%

Ethnicity

45%
18%
13%
19%
White British45%
White Other18%
Asian13%
Black19%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household30%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent19%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
87
Development activity
high
Residential apps (800m)
53
Commercial apps (800m)
3
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)
68
Largest scheme
255 homes · Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

ST GEORGES CHURCH HALL AND LAND TO REAR, ST GEORGES CHURCH HALL AND LAND TO REAR, ROGERS ROAD, RM1017 homes
completed
Land at rear of 201, Land at rear of 201, Oxlow Lane, Dagenham, RM10 7YA3 homes
completed
Rogers Road Depot, Rogers Road Depot, Rogers Road, Dagenham, RM10 8JX3 homes
completed
201, 201, Oxlow Lane, Dagenham, RM10 7YA3 homes
completed
243, 243, Oxlow Lane, Essex, RM10 7YA3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.5%
Ward turnout
63%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Dorothy AkwaboahLabour
Muazzam SandhuLabour

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Key facts for RM10 8BN

Full postcodeRM10 8BN
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.548404
Longitude0.151740
Parliamentary constituencyBarking
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