Alibon · Barking and Dagenham · Barking constituency · 51.54251, 0.15479

RM10 8GS— Alibon, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 76/100Transport 34/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
76
Schools
60
Transport
34
Environment
65
Investment
55

The bottom line

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

The catches: high noise levels nearby and 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8GS

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-18.1% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for RM10 8GS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM10 8GS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Village Infants' School

Not yet inspected · 6 min walk

—

Secondary

Dagenham Park CofE School

Not yet inspected · 11 min walk

P8: -0.22A8: 42.3

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 · 86 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is 15% 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£4,533/m²
Price per ft²£421/ft²
Avg floor area58.6 m²

EPC breakdown

B
2%
C
5%

Based on 7 properties · Confidence: low

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

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£146,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2025 · CAGR

+2.2%

Total change

+51%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.4%

per year

Acceleration

+4.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£170k£170k+0%6
Help-to-Buy recovery2015–2015£190k£190k+0%1
Brexit uncertainty2019–2019£217k£217k+0%1
Current market2025–2025£257k£257k+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
Bottom 25% — limited connections
Dagenham Heathway Underground StationDistrict line
6.2 min walk
Dagenham Dock

Nearby stations

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

22

Walkability score

23

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park309m
Santander docks (800m)0
Nearest cycle dock10.6 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier 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 AONB27% green spaceTree canopy: 13%
More green space than 82% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.2 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

9 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 425 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (449 m)

Nearest supermarketAldi · 1.4 km
2 tennis courts1 sports halls

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)

1000m

Post office

Nearby shops

Ibrahim Halal512 m
Best-one999 m

Nearby cafes

Pietro's Cafe308 m
Star Express464 m
Starbucks472 m
The Snack Bar511 m

Nearby restaurants

Shabana Tandoori300 m
Orient305 m
Elm Fish Bar311 m
Pizza GoGo312 m

Nearby pubs

The Lord Denman449 m
The Cross Keys557 m
The Admiral Vernon810 m

Nearby gyms

Dagenham Park Leisure Centre810 m
Gold's Gym901 m

Nearby pharmacies

Boots442 m

Nearby health

Grays Court Community Hospital425 m
Food hygiene (5-star)49% of 84

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

55

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score15/100
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

39.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,511m
Crossrail 2 route15,692m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
59
Development activity
high
Residential apps (800m)
37
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
6
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
FORMER BUTTERKIST FACTORY, FORMER BUTTERKIST FACTORY, BLACKBORNE ROAD, DAGENHAM, RM10105 homes
completed
Street Record, Land To The Rear of and at 175-179, ROBERTS PLACE, Dagenham84 homes
completed
DAGENHAM PRIORY SCHOOL SITE, DAGENHAM PRIORY SCHOOL SITE, RECTORY ROAD, RM1031 homes
completed
2-52, 2-52, MOSS ROAD, RM10 9RD17 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 8GS

Full postcodeRM10 8GS
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.542511
Longitude0.154793
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