Alibon · Barking and Dagenham · Barking constituency · 51.55048, 0.14864

RM10 8QL— Alibon, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
78
Schools
95
Transport
27
Environment
57
Investment
41

The bottom line

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

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-18.1% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for RM10 8QL

🛡️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 8QL 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 · 4 min walk

KS2: 107.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 17 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 · 94 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.7 incidents per 1,000 residents

Better than 67% of London
↑ Rising 450.0%

from a low base — still below London average

-40% vs borough

Crime by type

Violence & sexual offences38%
Other23%
Vehicle crime13%
Anti-social behaviour10%
Drug offences4%
Theft4%
Robbery4%
Burglary4%

Stop & search

2.9

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 · 1.2km

Crime is 31% 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£5,730/m²
Price per ft²£532/ft²
Avg floor area64.1 m²

EPC breakdown

B
1%
C
9%
D
23%
E
4%

Based on 37 properties · Confidence: high

Street mix

Semi 16%Terraced 79%Flat 5%

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£160,250
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, 200 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

1998–2025 · CAGR

+7.4%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.3%

per year

Acceleration

+2.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached16.7%
Terraced77.8%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£54k£54k+0%1
Post-dot-com plateau2003–2004£120k£158k+31.2%2.5
Pre-crash peak2006–2007£160k£177k+10.6%1
GFC & correction2012–2012£157k£157k+0%2
Help-to-Buy recovery2013–2016£177k£275k+55.8%1.3
Brexit uncertainty2017–2017£297k£297k+0%2
Rate-rise correction2022–2022£325k£325k+0%1
Current market2025–2025£365k£365k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5%
District
5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position40

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
11.8 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
12 min walk
Dagenham East Underground StationDistrict
18 min walk
Becontree Underground StationDistrict
23 min walk
Chadwell Heath Rail StationElizabeth line
30 min walk
Dagenham DockNational Rail
34 min walk
No bus stops within 400m

7

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★51 min
City57 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 park303m
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 waterNONE
No assessed surface water flood risk
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 AONB2% green spaceTree canopy: 31%
Less green space than 90% of London

Nearest SSSI: Abbey Wood SSSI — 7.2 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

5 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 · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

0

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 (901 m)

No restaurants within 800m — nearest: Dixie Chicken (834 m)

Nearest supermarketAldi · 2.2 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)

473m

Post office

Nearby shops

Best-one467 m
Local express day 1636 m
Co-op Wood Lane655 m
Ibrahim Halal1.1 km

Nearby cafes

Star Express915 m
Morrisons Cafe1.0 km
The Snack Bar1.0 km
Starbucks1.0 km

Nearby restaurants

Dixie Chicken834 m
Royal Bengal834 m
Mo's856 m
Red Rooster865 m

Nearby pubs

The Lord Denman901 m
The Three Travellers1.2 km

Nearby gyms

Becontree Heath Leisure Centre1.1 km

Nearby pharmacies

Boots1.1 km
Food hygiene (5-star)63% of 48

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

41

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 score12/100
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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,722m
Crossrail 2 route15,017m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,452 nationally

1,722

Est. population

12,376/km²

58%

Employed

30%

Degree educated

£34,400

Median income

6.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

29%
20%
22%
20%
Under 1829%
18–3420%
35–4922%
50–6420%
65+10%

Tenure

15%
31%
17%
36%
Own outright15%
Own (mortgage)31%
Private rent17%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

40%
21%
20%
White British40%
White Other11%
Asian21%
Black20%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household31%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent36%
Private rent17%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
96
Development activity
high
Residential apps (800m)
58
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
3
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
62 homes · Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE
Pipeline pressure
NONE

Named schemes (500m)

Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE62 homes
completed
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
201, 201, Oxlow Lane, Dagenham, RM10 7YA3 homes
completed
Land at rear of 201, Land at rear of 201, Oxlow Lane, Dagenham, RM10 7YA3 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 8QL

Full postcodeRM10 8QL
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardAlibon
Latitude51.550484
Longitude0.148636
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