Alibon · Barking and Dagenham · Barking constituency · 51.54499, 0.14817

RM10 8NJ— Alibon, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 37/100

Best for: Families

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

Liveability
57
Safety
79
Schools
90
Transport
37
Environment
61
Investment
50

The bottom line

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

The catches: very high noise — check proximity to rail lines and 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8NJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.9% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for RM10 8NJ

🛡️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 8NJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

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 · 5 min walk

KS2: 107.4

—

Secondary

Dagenham Park CofE School

Not yet inspected · 16 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 · 87 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.1 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour17%
Vehicle crime16%
Drug offences5%
Robbery4%
Theft2%
Burglary2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.7km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area48.8 m²

EPC breakdown

C
21%
D
9%

Based on 30 properties · Confidence: high

Street mix

Semi 55%Terraced 46%

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

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£122,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

2005–2023 · CAGR

+5.7%

Total change

+171%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.9%

per year

Acceleration

+42.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£164k£170k+3.7%1.5
GFC & correction2008–2008£180k£180k+0%1
Help-to-Buy recovery2014–2014£240k£240k+0%1
Brexit uncertainty2018–2018£280k£280k+0%3
Rate-rise correction2023–2023£445k£445k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Dagenham Heathway Underground StationDistrict line
4.5 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
5 min walk
Dagenham East Underground StationDistrict
16 min walk
Becontree Underground StationDistrict
19 min walk
Dagenham DockNational Rail
26 min walk
Chadwell Heath Rail StationElizabeth line
36 min walk
No bus stops within 400m

28

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf ★47 min
City50 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park312m
Santander docks (800m)0
Nearest cycle dock10.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 6.6 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

3 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 935 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

105

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.6 km

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)

875m

Post office

Nearby shops

Ibrahim Halal438 m
Best-one871 m

Nearby cafes

Star Express303 m
The Snack Bar403 m
Starbucks420 m
Pietro's Cafe808 m

Nearby restaurants

Dixie Chicken225 m
Royal Bengal225 m
Mo's245 m
Red Rooster254 m

Nearby pubs

The Lord Denman290 m
The Admiral Vernon1.1 km

Nearby pharmacies

Boots474 m
Food hygiene (5-star)55% of 65

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

50

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

22.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,312m
Crossrail 2 route15,169m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,243 nationally

1,751

Est. population

7,901/km²

60%

Employed

29%

Degree educated

£36,600

Median income

5.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

30%
21%
23%
17%
Under 1830%
18–3421%
35–4923%
50–6417%
65+9%

Tenure

18%
27%
20%
34%
Own outright18%
Own (mortgage)27%
Private rent20%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

44%
17%
17%
17%
White British44%
White Other17%
Asian17%
Black17%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household31%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent34%
Private rent20%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
106
Development activity
high
Residential apps (800m)
58
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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)
7
Largest scheme
84 homes · Street Record, Land To The Rear of and at 175-179, ROBERTS PLACE, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

The Church Elm PH and 214-216, The Church Elm PH and 214-216, Heathway, Dagenham, RM10 9QS82 homes
completed
SITE OF, 24-46 EVENS, SITE OF, 24-46 EVENS, HALBUTT STREET, ALIBON ROAD (10-24 REAR GDNS), HEATHWAY, RM921 homes
completed
ST GEORGES CHURCH HALL AND LAND TO REAR, ST GEORGES CHURCH HALL AND LAND TO REAR, ROGERS ROAD, RM1017 homes
completed
Parsloes Avenue Garages, Parsloes Avenue Garages, Parsloes Avenue, Dagenham, RM9 5AQ10 homes
completed
The Vineries YWCA, The Vineries YWCA, Heathway, RM9 5AF6 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 8NJ

Full postcodeRM10 8NJ
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.544989
Longitude0.148175
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
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