Beam · Barking and Dagenham · Dagenham and Rainham constituency · 51.53234, 0.15211

RM10 9LJ— Beam, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 68/100Transport 27/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
68
Schools
60
Transport
27
Environment
78
Investment
51

The bottom line

RM10 9LJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 9LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+127.0% vs London avg

Deep-dive guides for RM10 9LJ

🛡️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 9LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Marsh Green Primary School

Not yet inspected · 2 min walk

KS2: 104.8

—

Secondary

Dagenham Park CofE School

Not yet inspected · 4 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

147.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+99% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime12%
Burglary7%
Robbery6%
Theft5%
Drug offences5%

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 · 3.0km

Crime is +127% above London average

Property

Prices, sales volume and market trends

Avg floor area100.2 m²

EPC breakdown

C
3%
D
4%
E
5%

Based on 12 properties · Confidence: medium

Street mix

Semi 91%Terraced 9%

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£250,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

2000–2018 · CAGR

+7%

Total change

+241%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.6%

per year

Acceleration

-120.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached90.9%
Terraced9.1%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£93k£93k+0%2
Pre-crash peak2005–2006£200k£190k-5%2.5
Help-to-Buy recovery2014–2016£250k£146k-41.6%1
Brexit uncertainty2017–2018£320k£315k-1.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
13.2%
District
13.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position10

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
13 min walk
Dagenham Dock→ Fenchurch Street· 4 tph
22 min

Nearby stations

Dagenham DockNational Rail
10 min walk
Dagenham Heathway Underground StationDistrict
14 min walk
Dagenham East Underground StationDistrict
20 min walk
Becontree Underground StationDistrict
24 min walk
Barking RiversideSuffragette
36 min walk
No bus stops within 400m

40

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf ★54 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)12
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock10.3 km

Nearby car parks

🅿️
Dagenham Dock Station Car Park12 spaces· yes
768m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 15.7 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 22%
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

13 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 876 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketAldi · 511 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)

1.5km

Post office

Nearby shops

One Stop308 m
Londis406 m
Ibrahim Halal1.0 km

Nearby cafes

The Rosie Lee Café308 m
Vida & Sons Bistro311 m
The Chequers Bakery399 m
Broad Street Cafe464 m

Nearby restaurants

Ventidue111 m
Fireaway162 m
Great Wall181 m
Freddy's205 m

Nearby pubs

Brewers Fayre302 m
Me'An O'Brien's352 m
The Admiral Vernon360 m
The Lord Denman1.1 km

Nearby gyms

Dagenham Park Leisure Centre378 m
PureGym441 m

Nearby pharmacies

Asda694 m
Boots961 m

Nearby health

Grays Court Community Hospital876 m
Food hygiene (5-star)54% of 76

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

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

25.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,716m
Crossrail 2 route15,878m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,092 nationally

1,636

Est. population

4,982/km²

57%

Employed

30%

Degree educated

£34,600

Median income

8.9%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

44

Community stability

Age profile

32%
22%
22%
16%
Under 1832%
18–3422%
35–4922%
50–6416%
65+8%

Tenure

18%
25%
21%
33%
Own outright18%
Own (mortgage)25%
Private rent21%
Social rent33%
Shared ownership2%
Rent free1%

Ethnicity

38%
14%
14%
28%
White British38%
White Other14%
Asian14%
Black28%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household33%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent33%
Private rent21%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
24
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
2
Largest scheme
325 homes · Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

MARKET SITE AND LAND AT REAR, MARKET SITE AND LAND AT REAR, BROAD STREET, RM1065 homes
completed
PRINCESS BOWL, PRINCESS BOWL, NEW ROAD, RM1042 homes
completed
Street Record, Allotments, RON TODD CLOSE, 72 & 74 Heathway, Dagenham37 homes
completed
89, 89, Broad Street, Dagenham, RM10 9HP7 homes
completed
93 - 97, 93 - 97, New Road, Dagenham, RM10 9NL6 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 9LJ

Full postcodeRM10 9LJ
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardBeam
Latitude51.532336
Longitude0.152107
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