Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.54245, 0.15925

RM10 8US— Village, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 76/100Transport 34/100~10% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
76
Schools
60
Transport
34
Environment
74
Investment
56

The bottom line

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

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8US

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for RM10 8US

🛡️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 8US has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hunters Hall Primary School

Not yet inspected · 8 min walk

KS2: 105.8

—

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 · 88 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.4 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+31% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Other21%
Drug offences11%
Vehicle crime8%
Burglary5%
Robbery2%
Theft2%

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 +50% above 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£3,587/m²
Price per ft²£333/ft²
Avg floor area46.9 m²

EPC breakdown

C
8%
D
8%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Flat 97%Other 3%

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£117,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+4.2%

Total change

+214%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

+11.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£51k£52k+1.7%1.5
Post-dot-com plateau2001–2004£58k£110k+89.7%2
Pre-crash peak2006–2007£114k£113k-0.9%1
GFC & correction2012–2012£98k£98k+0%1
Help-to-Buy recovery2013–2016£108k£160k+48.1%1
Brexit uncertainty2017–2019£205k£215k+4.9%1
Rate-rise correction2023–2023£205k£205k+0%1
Current market2025–2026£170k£160k-5.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
26.6%
District
26.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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 East Underground StationDistrict line
5.6 min walk
Dagenham Dock

Nearby stations

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

22

Walkability score

32

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park208m
Santander docks (800m)0
Nearest cycle dock10.9 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: 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: 16.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 40%
More green space than 82% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.9 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

13 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 362 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.6 km
2 tennis courts1 sports halls

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)

435m

Post office

Nearby shops

Best-one1.0 km

Nearby cafes

Pietro's Cafe328 m
Gunay's Cafe466 m
Costa693 m
Broad Street Cafe856 m

Nearby restaurants

Chunky296 m
Golden Dragon298 m
Gah Moon House310 m
Pizza GoGo323 m

Nearby pubs

The Cross Keys324 m
Pipe Major592 m
The Lord Denman758 m
The Admiral Vernon941 m

Nearby gyms

Gold's Gym790 m
Dagenham Park Leisure Centre857 m

Nearby pharmacies

Boots731 m

Nearby health

Grays Court Community Hospital362 m
Food hygiene (5-star)54% 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

A

High street health

Investment

Investment grade, yield and market outlook

56

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
9.8% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

35.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,758m
Crossrail 2 route15,987m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,580 nationally

2,207

Est. population

13,605/km²

55%

Employed

32%

Degree educated

£35,700

Median income

11.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

33%
22%
20%
16%
Under 1833%
18–3422%
35–4920%
50–6416%
65+9%

Tenure

13%
16%
28%
42%
Own outright13%
Own (mortgage)16%
Private rent28%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

35%
15%
30%
White British35%
White Other12%
Asian15%
Black30%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine30%
No car household43%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent42%
Private rent28%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
34
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)
0
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
SPORTS GROUND, SPORTS GROUND, EXETER ROAD, RM10223 homes
completed
FORMER BUTTERKIST FACTORY, FORMER BUTTERKIST FACTORY, BLACKBORNE ROAD, DAGENHAM, RM10105 homes
completed
DAGNAMICA WORKS, DAGNAMICA WORKS, CHURCH STREET, RM1012 homes
completed
GARAGES, THAXTED HOUSE, GARAGES, THAXTED HOUSE, SIVITER WAY, RM1012 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

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Key facts for RM10 8US

Full postcodeRM10 8US
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.542448
Longitude0.159247
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