Alibon · Barking and Dagenham · Barking constituency · 51.54953, 0.14868

RM10 8PU— Alibon, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 30/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
54
Safety
81
Schools
95
Transport
30
Environment
57
Investment
48

The bottom line

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

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for RM10 8PU

🛡️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 8PU 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 · 3 min walk

KS2: 107.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 18 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.4 incidents per 1,000 residents

Better than 82% of London
↑ Rising 487.5%

from a low base — still below London average

-66% vs borough

Crime by type

Violence & sexual offences40%
Other26%
Anti-social behaviour15%
Vehicle crime9%
Theft6%
Drug offences4%
Robbery0%
Burglary0%

Stop & search

3.2

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 · 1.2km

Crime is 61% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,550/m²
Price per ft²£423/ft²
Avg floor area73.8 m²

EPC breakdown

C
10%
D
13%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 22%Terraced 78%

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£184,500
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, 270 mm loft insulation
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

1996–2026 · CAGR

+6%

Total change

+475%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.6%

per year

Acceleration

-33.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached22.7%
Terraced77.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£75k+29.3%1.3
Post-dot-com plateau2002–2004£120k£159k+32.5%1
Pre-crash peak2005–2007£151k£200k+32.5%1
GFC & correction2008–2008£197k£197k+0%3
Help-to-Buy recovery2015–2015£263k£263k+0%1
Brexit uncertainty2017–2019£330k£350k+6.1%1
Rate-rise correction2023–2023£405k£405k+0%3
Current market2026–2026£334k£334k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.9%
District
5.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
10.6 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
11 min walk
Dagenham East Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
23 min walk
Chadwell Heath Rail StationElizabeth line
31 min walk
Dagenham DockNational Rail
33 min walk
No bus stops within 400m

6

Walkability score

31

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park351m
Santander docks (800m)0
Nearest cycle dock10.3 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 95% of London

Nearest SSSI: Abbey Wood SSSI — 7.1 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

4 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (795 m)

Nearest supermarketAldi · 2.1 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)

506m

Post office

Nearby shops

Best-one500 m
Local express day 1714 m
Co-op Wood Lane732 m
Ibrahim Halal945 m

Nearby cafes

Star Express810 m
The Snack Bar909 m
Starbucks925 m
Morrisons Cafe1.1 km

Nearby restaurants

Dixie Chicken729 m
Royal Bengal729 m
Mo's750 m
Red Rooster759 m

Nearby pubs

The Lord Denman795 m

Nearby pharmacies

Boots975 m
Food hygiene (5-star)54% of 61

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

48

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score14/100
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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

31.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,656m
Crossrail 2 route15,050m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,202 nationally

1,851

Est. population

10,872/km²

62%

Employed

31%

Degree educated

£34,400

Median income

5.9%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

30%
21%
22%
18%
Under 1830%
18–3421%
35–4922%
50–6418%
65+9%

Tenure

18%
32%
18%
32%
Own outright18%
Own (mortgage)32%
Private rent18%
Social rent32%
Shared ownership1%

Ethnicity

41%
17%
14%
20%
White British41%
White Other17%
Asian14%
Black20%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household32%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent32%
Private rent18%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
99
Development activity
high
Residential apps (800m)
59
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
5
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)
5
Largest scheme
62 homes · Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE
Pipeline pressure
NONE

Named schemes (500m)

SITE OF, 24-46 EVENS, SITE OF, 24-46 EVENS, HALBUTT STREET, ALIBON ROAD (10-24 REAR GDNS), HEATHWAY, RM921 homes
completed
CONGREGATIONAL CHURCH SITE, CONGREGATIONAL CHURCH SITE, OSBORNE SQUARE, RM98 homes
completed
183, 183, Oxlow Lane, Dagneham, RM10 7XX2 homes
completed
406, 406, Heathway, Dagenham, RM10 8NS2 homes
completed
490, 490, Heathway, Dagenham, RM10 8QJ2 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 8PU

Full postcodeRM10 8PU
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.549530
Longitude0.148677
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