Beam · Barking and Dagenham · Dagenham and Rainham constituency · 51.53051, 0.15338

RM10 9LR— Beam, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 68/100Transport 31/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
68
Schools
60
Transport
31
Environment
78
Investment
38

The bottom line

RM10 9LR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 9LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM10 9LR

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM10 9LR 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 · 6 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 · 71 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.2km

Crime is +127% 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£6,942/m²
Price per ft²£645/ft²
Avg floor area68 m²

EPC breakdown

C
8%
D
18%
E
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 71%Flat 29%

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£170,000
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)
Roof(another dwelling above)
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

2001–2025 · CAGR

+8.3%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.6%

per year

Acceleration

-67.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 11 sales

Property Type Mix

Total: 11 sales

Terraced81.8%
Flat/maisonette18.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£70k£95k+35.7%1.5
Pre-crash peak2006–2006£179k£179k+0%1
GFC & correction2008–2011£224k£180k-19.5%1
Help-to-Buy recovery2013–2015£190k£148k-22.1%1
Brexit uncertainty2019–2019£319k£319k+0%1
Current market2025–2025£470k£470k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
15.6 min walk
Dagenham Dock→ Fenchurch Street· 4 tph
22 min

Nearby stations

Dagenham DockNational Rail
9 min walk
Dagenham Heathway Underground StationDistrict
16 min walk
Dagenham East Underground StationDistrict
22 min walk
Becontree Underground StationDistrict
27 min walk
Barking RiversideSuffragette
36 min walk
No bus stops within 400m

35

Walkability score

35

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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)12
Nearest car park187m
Santander docks (800m)0
Nearest cycle dock10.4 km

Nearby car parks

🅿️
Dagenham Dock Station Car Park12 spaces· yes
659m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.7 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 5.1 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

16 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 · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

17

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Brewers Fayre (372 m)

Nearest supermarketAldi · 580 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)

1.6km

Post office

Nearby shops

One Stop87 m
Londis523 m

Nearby cafes

Vida & Sons Bistro434 m
The Chequers Bakery515 m
The Rosie Lee Café527 m
Broad Street Cafe679 m

Nearby restaurants

Orange Restaurant & Bar62 m
Lick'n Chick'n & Pizza92 m
Mazee's Place126 m
McDonald's193 m

Nearby pubs

Brewers Fayre372 m
Me'An O'Brien's480 m
The Admiral Vernon577 m

Nearby gyms

PureGym491 m
Dagenham Park Leisure Centre537 m

Nearby pharmacies

Asda747 m

Nearby health

Grays Court Community Hospital1.0 km
Food hygiene (5-star)52% of 54

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

38

Investment score

Weak

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score16/100
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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

38.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,682m
Crossrail 2 route15,987m

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)
36
Development activity
high
Residential apps (800m)
21
Commercial apps (800m)
0
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
90 homes · Job Centre, Department Of Employment, Chequers Lane, RM9 6PS
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
7-8, Princess Parade, 7-8, Princess Parade, New Road, Dagenham, RM10 9LS4 homes
completed
27, 27, Crosby Road, Dagenham, RM10 9AX2 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 9LR

Full postcodeRM10 9LR
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardBeam
Latitude51.530505
Longitude0.153375
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