Alibon · Barking and Dagenham · Dagenham and Rainham constituency · 51.54597, 0.16101

RM10 8EX— Alibon, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 68/100Transport 39/100Yield 4.44%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
68
Schools
60
Transport
39
Environment
80
Investment
49

The bottom line

RM10 8EX offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £365,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

RM10 8EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-29.8% vs London avg
vs London income-11.7% vs London avg
vs London crime+62.0% vs London avg

Deep-dive guides for RM10 8EX

🛡️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 8EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hunters Hall Primary School

Not yet inspected · 5 min walk

KS2: 105.8

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 7 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 · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

105.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3775.0%

+42% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour12%
Vehicle crime8%
Robbery6%
Drug offences5%
Theft5%
Burglary3%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.5km

Crime is +62% above 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.

£365,000

Median sale price

Bottom 25% — 30% below London median

£365,000 is 30% below the London median (£520,000)

-3.9%

This year

Terraced

Dominant type

Price history

5-year change
+5.8%
Sales (24 months)5
New build0.0%
Avg terraced£365,000
Price per m²£5,041/m²
Price per ft²£468/ft²
Avg floor area70.9 m²

EPC breakdown

B
1%
C
6%
D
17%
E
2%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 100%

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£5,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,700

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

9.8×

Price-to-income

£1,826/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£177,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.8%

Total change

+570%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.4%

per year

Acceleration

-14.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 48 sales

Property Type Mix

Total: 48 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£73k+33.9%2.8
Post-dot-com plateau2002–2004£115k£178k+54.8%2
Pre-crash peak2005–2007£154k£182k+17.9%3.7
GFC & correction2008–2009£165k£164k-0.6%2
Help-to-Buy recovery2013–2015£177k£250k+41%1.5
Brexit uncertainty2018–2018£315k£315k+0%2
Pandemic surge2020–2021£298k£345k+16%1.5
Rate-rise correction2022–2023£370k£360k-2.7%1.5
Current market2024–2025£390k£365k-6.4%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
13 min walk
Becontree Underground StationDistrict
31 min walk
Dagenham DockNational Rail
31 min walk
Elm Park Underground StationDistrict
33 min walk
No bus stops within 400m

15

Walkability score

14

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park366m
Santander docks (800m)0
Nearest cycle dock11.1 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: 16.5 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.9 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

12 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 772 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Pipe Major (331 m)

Nearest supermarketAldi · 2.0 km
1 tennis courts

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)

459m

Post office

Nearby shops

Best-one736 m

Nearby cafes

Costa431 m
Gunay's Cafe499 m
Eastbrook Cafe & Restaurant542 m
Pietro's Cafe731 m

Nearby restaurants

Ali's Kitchen285 m
Eden Peri Peri Dagenham299 m
Favorite 'N' Tasty488 m
Beadles Parade Fish & Chips512 m

Nearby pubs

Pipe Major331 m
The Eastbrook624 m
The Cross Keys669 m

Nearby gyms

Gold's Gym383 m

Nearby health

Grays Court Community Hospital772 m
Food hygiene (5-star)55% of 78

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

49

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 score18/100
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

21/100

Velocity score

Future outlook

51.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,087m
Crossrail 2 route15,984m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,874 nationally

1,470

Est. population

10,418/km²

60%

Employed

34%

Degree educated

£37,100

Median income

5.9%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

27%
22%
21%
19%
Under 1827%
18–3423%
35–4921%
50–6419%
65+11%

Tenure

28%
39%
29%
Own outright28%
Own (mortgage)39%
Private rent29%
Social rent5%
Shared ownership0%

Ethnicity

29%
18%
28%
20%
White British29%
White Other18%
Asian28%
Black20%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household28%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent29%
Social rent5%

vs. London

Income vs London-11.7%
Price vs London-29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
59
Development activity
high
Residential apps (800m)
38
Commercial apps (800m)
4
Major developments (800m)
0
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)
63
Largest scheme
255 homes · Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent, 162-168, Land adjacent, 162-168, Shafter Road, Dagenham, RM10 8SE12 homes
completed
Land Between, 487 - 535a, RAINHAM ROAD SOUTH, Dagenham10 homes
completed
21 to 49, 21 to 49, Victoria Road, RM10 7XL7 homes
completed
2, 2, Reede Way, Dagenham, RM10 8EB4 homes
completed
223, 223, Reede Road, Dagenham, RM10 8EH3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£365,000)

£5,750

Standard buyer

£0

First-time buyer

Save £5,750

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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Key facts for RM10 8EX

Full postcodeRM10 8EX
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.545967
Longitude0.161014
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