Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.54117, 0.16210

RM10 8UE— Village, Barking and Dagenham

Location and area intelligence for RM10 8UE, Village, Barking and Dagenham

The family fortress

 

Schools 100%Safety 81/100Transport 39/100Yield 10.13%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
62
Safety
81
Schools
60
Transport
39
Environment
96
Investment
58

The bottom line

RM10 8UE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £160,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

RM10 8UE

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-69.2% vs London avg
vs London income-11.7% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for RM10 8UE

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

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“The family fortress”

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How RM10 8UE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Leys Primary School

Not yet inspected · 9 min walk

KS2: 105.4

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 87 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-15% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour14%
Vehicle crime8%
Drug offences6%
Theft6%
Robbery6%
Burglary6%

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 · 2.1km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

£160,000

Median sale price

Bottom 25% — 69% below London median

£160,000 is 69% below the London median (£520,000)

-15.1%

This year

Flat

Dominant type

Price history

5-year change
-1.9%
Sales (24 months)11
New build0.0%
Avg flat£160,000
Price per m²£3,931/m²
Price per ft²£365/ft²
Avg floor area41 m²

EPC breakdown

B
2%
C
19%
D
17%
E
7%

Based on 45 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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
£4,800

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

4.3×

Price-to-income

£800/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£102,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.8%

Total change

+202%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.9%

per year

Acceleration

-35.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 75 sales

Property Type Mix

Total: 75 sales

Terraced5.3%
Flat/maisonette94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£50k-5.7%4
Post-dot-com plateau2001–2004£58k£96k+65.5%5.5
Pre-crash peak2005–2007£127k£122k-4%3.7
GFC & correction2008–2012£143k£103k-27.7%2
Help-to-Buy recovery2014–2016£132k£182k+38.4%2.3
Brexit uncertainty2018–2019£166k£173k+4.2%2
Pandemic surge2020–2020£160k£160k+0%1
Rate-rise correction2022–2023£160k£185k+15.6%1.5
Current market2024–2025£208k£160k-22.9%5.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
3.8%
District
3.8%
Terraced+0% α
Local
26.5%
District
26.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Dagenham East Underground StationDistrict
5 min walk
Dagenham Heathway Underground StationDistrict
13 min walk
Dagenham DockNational Rail
25 min walk
Becontree Underground StationDistrict
30 min walk
Elm Park Underground StationDistrict
34 min walk
No bus stops within 400m

20

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria59 min ↑
Waterloo57 min ↑
Canary Wharf ★43 min
City46 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 park157m
Santander docks (800m)0
Nearest cycle dock11.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.7 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

16 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 351 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.6 km
3 tennis courts

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)

303m

Post office

Nearby cafes

Gunay's Cafe317 m
Pietro's Cafe401 m
Costa663 m
Eastbrook Cafe & Restaurant1.1 km

Nearby restaurants

Gah Moon House286 m
Beadles Parade Fish & Chips305 m
Golden Dragon315 m
Chunky324 m

Nearby pubs

The Cross Keys137 m
Pipe Major581 m
The Eastbrook1.2 km

Nearby gyms

Dagenham Park Leisure Centre826 m
Gold's Gym914 m

Nearby health

Grays Court Community Hospital351 m
Food hygiene (5-star)55% of 60

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

58

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
10.1% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score15/100
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

41.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,839m
Crossrail 2 route16,220m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,311 nationally

1,915

Est. population

13,683/km²

60%

Employed

32%

Degree educated

£37,100

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

30%
23%
21%
16%
Under 1830%
18–3423%
35–4921%
50–6416%
65+11%

Tenure

22%
27%
33%
18%
Own outright22%
Own (mortgage)27%
Private rent33%
Social rent18%
Shared ownership1%

Ethnicity

36%
15%
22%
19%
White British36%
White Other15%
Asian22%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household33%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent33%
Social rent18%

vs. London

Income vs London-11.7%
Price vs London-69.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
42
Development activity
high
Residential apps (800m)
31
Commercial apps (800m)
2
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)
1
Largest scheme
255 homes · Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

SPORTS GROUND, SPORTS GROUND, EXETER ROAD, RM10223 homes
completed
FORMER BUTTERKIST FACTORY, FORMER BUTTERKIST FACTORY, BLACKBORNE ROAD, DAGENHAM, RM10105 homes
completed
Crown Garage, 699, RAINHAM ROAD SOUTH, Dagenham, RM10 8XB46 homes
completed
DAGNAMICA WORKS, DAGNAMICA WORKS, CHURCH STREET, RM1012 homes
completed
Land adjacent, 162-168, Land adjacent, 162-168, Shafter Road, Dagenham, RM10 8SE12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.4%
Ward turnout
104%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ajanta Deb RoyLabour
Phil WakerLabour
Julia WilliamsLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£160,000)

£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 8UE

Full postcodeRM10 8UE
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.541172
Longitude0.162099
Parliamentary constituencyDagenham and Rainham
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