Alibon · Barking and Dagenham · Barking constituency · 51.54351, 0.15875

RM10 8GJ— Alibon, Barking and Dagenham

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

Under-the-radar value

 

Schools 100%Safety 76/100Transport 34/100Yield 6.75%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
76
Schools
60
Transport
34
Environment
69
Investment
57

The bottom line

RM10 8GJ offers exceptional schools (100% Good/Outstanding) and low crime at £240,000 median — 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 8GJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-53.8% vs London avg
vs London income-18.1% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for RM10 8GJ

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

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“Under-the-radar value”

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How RM10 8GJ 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 · 6 min walk

KS2: 105.8

—

Secondary

Dagenham Park CofE School

Not yet inspected · 13 min walk

P8: -0.22A8: 42.3

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 · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.0 incidents per 1,000 residents

Better than 58% of London
↑ Rising 13200.0%

-26% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour20%
Drug offences8%
Vehicle crime8%
Burglary5%
Robbery4%
Theft1%

Stop & search

1.2

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 · 1.8km

Crime is 15% 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.

£240,000

Median sale price

Bottom 25% — 54% below London median

£240,000 is 54% below the London median (£520,000)

-9.6%

This year

Flat

Dominant type

Price history

5-year change
+9.1%
Sales (24 months)5
New build0.0%
Avg flat£240,000
Price per m²£4,511/m²
Price per ft²£419/ft²
Avg floor area53.4 m²

EPC breakdown

B
16%
C
44%
D
1%

Based on 61 properties · Confidence: high

Street mix

Flat 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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,200

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

7.0×

Price-to-income

£1,201/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£133,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2005–2025 · CAGR

+1.7%

Total change

+39%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-10.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 75 sales

Property Type Mix

Total: 75 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£159k£173k+8.5%14.7
GFC & correction2012–2012£125k£125k+0%1
Help-to-Buy recovery2013–2016£116k£193k+65.9%3
Brexit uncertainty2017–2019£229k£235k+2.6%3.3
Pandemic surge2021–2021£220k£220k+0%2
Rate-rise correction2023–2023£234k£234k+0%4
Current market2024–2025£240k£222k-7.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.7%
District
1.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dagenham East Underground StationDistrict line
5.6 min walk
Dagenham Dock

Nearby stations

Dagenham East Underground StationDistrict
6 min walk
Dagenham Heathway Underground StationDistrict
10 min walk
Dagenham DockNational Rail
27 min walk
Becontree Underground StationDistrict
28 min walk
Elm Park Underground StationDistrict
36 min walk
No bus stops within 400m

14

Walkability score

30

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park331m
Santander docks (800m)0
Nearest cycle dock10.9 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 4.0 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

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 473 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

60

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cross Keys (444 m)

Nearest supermarketAldi · 1.7 km
2 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)

471m

Post office

Nearby shops

Best-one922 m

Nearby cafes

Pietro's Cafe418 m
Gunay's Cafe508 m
Costa660 m
Star Express751 m

Nearby restaurants

Chunky403 m
Golden Dragon407 m
Pizza GoGo414 m
Orient420 m

Nearby pubs

The Cross Keys444 m
Pipe Major554 m
The Lord Denman734 m
The Eastbrook918 m

Nearby gyms

Gold's Gym684 m
Dagenham Park Leisure Centre958 m

Nearby pharmacies

Boots738 m

Nearby health

Grays Court Community Hospital473 m
Food hygiene (5-star)54% of 56

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

57

Investment score

Good

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

47.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,799m
Crossrail 2 route15,917m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,120 nationally

2,418

Est. population

12,702/km²

61%

Employed

32%

Degree educated

£34,400

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

33%
22%
23%
16%
Under 1833%
18–3422%
35–4923%
50–6416%
65+7%

Tenure

27%
26%
31%
Own outright11%
Own (mortgage)27%
Private rent26%
Social rent31%
Shared ownership4%
Rent free0%

Ethnicity

39%
17%
15%
20%
White British39%
White Other17%
Asian15%
Black20%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine29%
No car household37%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent31%
Private rent26%

vs. London

Income vs London-18.1%
Price vs London-53.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
37
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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)
0
Largest scheme
255 homes · Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham255 homes
completed
SPORTS GROUND, SPORTS GROUND, EXETER ROAD, RM10223 homes
completed
FORMER BUTTERKIST FACTORY, FORMER BUTTERKIST FACTORY, BLACKBORNE ROAD, DAGENHAM, RM10105 homes
completed
Land adjacent, 162-168, Land adjacent, 162-168, Shafter Road, Dagenham, RM10 8SE12 homes
completed
15-17, 15-17, Glebe Road, RM106 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£240,000)

£0

Standard buyer

£0

First-time buyer

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 8GJ

Full postcodeRM10 8GJ
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.543509
Longitude0.158749
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