Beam · Barking and Dagenham · Dagenham and Rainham constituency · 51.53086, 0.15858

RM10 9BA— Beam, Barking and Dagenham

Location and area intelligence for RM10 9BA, Beam, Barking and Dagenham

The family fortress

 

Schools 100%Safety 88/100Transport 27/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
88
Schools
60
Transport
27
Environment
80
Investment
51

The bottom line

RM10 9BA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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 9BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-71.0% vs London avg

Deep-dive guides for RM10 9BA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM10 9BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beam Primary School

Not yet inspected · Inspected Jul 2025 · 6 min walk

KS2: 109.5

—

Secondary

Dagenham Park CofE School

Not yet inspected · 6 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

18.6 incidents per 1,000 residents

Better than 87% of London
→ Stable

-75% vs borough

Crime by type

Violence & sexual offences35%
Other21%
Anti-social behaviour12%
Robbery12%
Vehicle crime12%
Drug offences3%
Theft3%
Burglary3%

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 · 3.2km

Crime is 71% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,783/m²
Price per ft²£444/ft²
Avg floor area64.8 m²

EPC breakdown

B
1%
C
11%
D
33%
E
4%
G
1%

Based on 50 properties · Confidence: high

Street mix

Semi 1%Terraced 89%Flat 8%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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£162,000
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, 50 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

1996–2025 · CAGR

+5.5%

Total change

+370%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.3%

per year

Acceleration

-30.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 73 sales

Property Type Mix

Total: 73 sales

Terraced91.8%
Flat/maisonette8.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£77k+49.5%3
Post-dot-com plateau2001–2004£77k£156k+103.9%3.8
Pre-crash peak2005–2007£163k£185k+13.6%3
GFC & correction2010–2011£153k£149k-2.9%1.5
Help-to-Buy recovery2013–2016£160k£211k+32%1.2
Brexit uncertainty2017–2019£280k£255k-8.9%3.7
Pandemic surge2020–2021£315k£340k+7.9%2
Rate-rise correction2022–2023£185k£332k+79.5%1
Current market2024–2025£338k£242k-28.3%4.5

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
0.5%
District
0.5%
Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
18.6 min walk
Dagenham Dock→ Fenchurch Street· 4 tph
22 min

Nearby stations

Dagenham DockNational Rail
13 min walk
Dagenham Heathway Underground StationDistrict
18 min walk
Dagenham East Underground StationDistrict
20 min walk
Becontree Underground StationDistrict
30 min walk
Barking RiversideSuffragette
40 min walk
No bus stops within 400m

13

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria72 min ↑
Waterloo66 min ↑
Canary Wharf ★50 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock10.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.1 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 5.2 km

Energy

Solar: 866 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

18 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 937 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Admiral Vernon (721 m)

Nearest supermarketAldi · 939 m
2 tennis courts1 sports halls

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)

1.4km

Post office

Nearby shops

One Stop340 m

Nearby cafes

The Rosie Lee Café688 m
Broad Street Cafe799 m
Pietro's Cafe1.0 km

Nearby restaurants

McDonald's293 m
Mazee's Place311 m
Lick'n Chick'n & Pizza327 m
Orange Restaurant & Bar345 m

Nearby pubs

The Admiral Vernon721 m
Brewers Fayre726 m
The Cross Keys1.0 km

Nearby gyms

Dagenham Park Leisure Centre548 m

Nearby health

Grays Court Community Hospital937 m
Food hygiene (5-star)63% of 16

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

51

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score13/100
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

42.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,010m
Crossrail 2 route16,342m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,110 nationally

1,824

Est. population

21,180/km²

61%

Employed

32%

Degree educated

£34,600

Median income

8.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

44

Community stability

Age profile

35%
18%
23%
16%
Under 1835%
18–3418%
35–4923%
50–6416%
65+8%

Tenure

23%
34%
32%
Own outright23%
Own (mortgage)34%
Private rent32%
Social rent11%
Shared ownership0%

Ethnicity

28%
17%
16%
32%
White British28%
White Other17%
Asian16%
Black32%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household28%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent33%
Social rent11%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
22
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
42 homes · PRINCESS BOWL, PRINCESS BOWL, NEW ROAD, RM10
Pipeline pressure
NONE

Named schemes (500m)

PRINCESS BOWL, PRINCESS BOWL, NEW ROAD, RM1042 homes
completed
93 - 97, 93 - 97, New Road, Dagenham, RM10 9NL6 homes
completed
2, 2, Third Avenue, Dagenham, RM10 9BA4 homes
completed
124, 124, Beam Avenue, RM10 9BJ4 homes
completed
124, 124, Beam Avenue, Dagenham, RM10 9BJ3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
79%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Muhib ChowdhuryLabour
Donna R A LumsdenLabour
Glen SpoorLabour

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Key facts for RM10 9BA

Full postcodeRM10 9BA
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardBeam
Latitude51.530859
Longitude0.158583
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