Beam · Barking and Dagenham · Barking constituency · 51.53764, 0.14955

RM10 9JP— Beam, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 82/100Transport 38/100

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
82
Schools
60
Transport
38
Environment
67
Investment
60

The bottom line

RM10 9JP 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 9JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-12.9% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for RM10 9JP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM10 9JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Village Infants' School

Not yet inspected · 3 min walk

—

Secondary

Dagenham Park CofE School

Not yet inspected · 7 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.9 incidents per 1,000 residents

Better than 58% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour24%
Other22%
Vehicle crime14%
Drug offences3%
Robbery3%
Burglary3%
Theft2%

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 · 2.5km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area82.1 m²

EPC breakdown

C
6%
D
12%
E
4%

Based on 22 properties · Confidence: medium

Street mix

Terraced 100%

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

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£205,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1997–2022 · CAGR

+8%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.8%

per year

Acceleration

+80.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£55k£59k+6.4%1
Post-dot-com plateau2001–2004£69k£190k+177.4%1.8
Pre-crash peak2005–2007£172k£197k+14.5%1
GFC & correction2009–2009£148k£148k+0%1
Help-to-Buy recovery2016–2016£308k£308k+0%1
Brexit uncertainty2017–2018£326k£355k+8.9%1
Pandemic surge2021–2021£250k£250k+0%1
Rate-rise correction2022–2022£377k£377k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
41.6%
District
41.6%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Dagenham Heathway Underground StationDistrict
6 min walk
Dagenham DockNational Rail
16 min walk
Dagenham East Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
20 min walk
Barking RiversideSuffragette
39 min walk
No bus stops within 400m

33

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria68 min ↑
Waterloo67 min ↑
Canary Wharf ★51 min
City54 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

18

Car parks (800m)

1

EV chargers (800m)

Nearest car park310m
Santander docks (800m)0
Nearest cycle dock10.2 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: 15.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 25%
More green space than 89% of London

Nearest SSSI: Abbey Wood SSSI — 5.8 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

6 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 618 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

29

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 800 m
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)

1.6km

Post office

Nearby shops

Ibrahim Halal399 m
Londis659 m
One Stop923 m

Nearby cafes

Broad Street Cafe184 m
The Rosie Lee Café312 m
Starbucks406 m
The Snack Bar436 m

Nearby restaurants

Eastern Eye Tandoori231 m
Pizza Hut Delivery238 m
China House294 m
Greggs338 m

Nearby pubs

The Admiral Vernon267 m
The Lord Denman534 m
Me'An O'Brien's626 m
Brewers Fayre721 m

Nearby gyms

Dagenham Park Leisure Centre461 m
PureGym802 m

Nearby pharmacies

Boots349 m
Asda943 m

Nearby health

Grays Court Community Hospital618 m
Food hygiene (5-star)52% of 118

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

60

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
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

23

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,900m
Crossrail 2 route15,537m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,699 nationally

1,646

Est. population

13,798/km²

59%

Employed

29%

Degree educated

£36,600

Median income

9.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

30%
21%
24%
14%
Under 1830%
18–3421%
35–4924%
50–6414%
65+11%

Tenure

21%
25%
42%
Own outright12%
Own (mortgage)21%
Private rent25%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

43%
17%
15%
19%
White British43%
White Other17%
Asian15%
Black19%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine31%
No car household41%
Unemployed8%
No qualifications26%

Housing tenure (Census 2021)

Social rent42%
Private rent25%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
79
Development activity
high
Residential apps (800m)
41
Commercial apps (800m)
3
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)
9
Largest scheme
90 homes · Job Centre, Department Of Employment, Chequers Lane, RM9 6PS
Pipeline pressure
NONE

Named schemes (500m)

The Church Elm PH and 214-216, The Church Elm PH and 214-216, Heathway, Dagenham, RM10 9QS82 homes
completed
MARKET SITE AND LAND AT REAR, MARKET SITE AND LAND AT REAR, BROAD STREET, RM1065 homes
completed
Street Record, Allotments near, DARCY GARDENS, Dagenham52 homes
completed
Street Record, Allotments, RON TODD CLOSE, 72 & 74 Heathway, Dagenham37 homes
completed
CAR PARK AND LAND AT REAR OF, CAR PARK AND LAND AT REAR OF, FORD ROAD, RM10 9JR23 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
79%
Election year
2026
MP
Nesil Caliskan (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 9JP

Full postcodeRM10 9JP
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardBeam
Latitude51.537644
Longitude0.149545
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