Beam · Barking and Dagenham · Barking constituency · 51.53640, 0.14848

RM10 9NX— Beam, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 78/100Transport 37/100

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
78
Schools
60
Transport
37
Environment
67
Investment
58

The bottom line

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

The catches: very high noise — check proximity to rail lines and 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 9NX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-12.9% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for RM10 9NX

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM10 9NX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thomas Arnold Primary School, Rowdowns Road

Not yet inspected · 3 min walk

KS2: 106.7

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.1 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+11% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour18%
Other15%
Vehicle crime14%
Drug offences7%
Burglary7%
Theft3%
Robbery1%

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 · 2.6km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area76.7 m²

EPC breakdown

C
13%
D
10%
F
1%

Based on 24 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£191,750
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

1997–2023 · CAGR

+7.7%

Total change

+593%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.2%

per year

Acceleration

+13.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£82k+43%1
Post-dot-com plateau2001–2001£84k£84k+0%1
Pre-crash peak2005–2007£179k£194k+8.4%1
GFC & correction2009–2009£190k£190k+0%1
Help-to-Buy recovery2014–2015£150k£253k+68.4%2
Brexit uncertainty2017–2019£300k£330k+10%1
Pandemic surge2020–2020£340k£340k+0%1
Rate-rise correction2023–2023£395k£395k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.4%
District
11.4%

CAGR over 9yr 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
7 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
7 min walk
Dagenham DockNational Rail
14 min walk
Dagenham East Underground StationDistrict
19 min walk
Becontree Underground StationDistrict
19 min walk
Barking RiversideSuffragette
37 min walk
No bus stops within 400m

33

Walkability score

19

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

20

Car parks (800m)

1

EV chargers (800m)

Nearest car park276m
Santander docks (800m)0
Nearest cycle dock10.1 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 46%
More green space than 90% of London

Nearest SSSI: Abbey Wood SSSI — 5.6 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

7 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 · 738 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

30

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 643 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)

1.7km

Post office

Nearby shops

Londis504 m
Ibrahim Halal521 m
One Stop825 m

Nearby cafes

Broad Street Cafe206 m
The Rosie Lee Café246 m
Vida & Sons Bistro485 m
The Chequers Bakery506 m

Nearby restaurants

Eastern Eye Tandoori209 m
Pizza Hut Delivery214 m
China House232 m
No. 1 Pizza & Kebab266 m

Nearby pubs

The Admiral Vernon225 m
Me'An O'Brien's473 m
Brewers Fayre576 m
The Lord Denman667 m

Nearby gyms

Dagenham Park Leisure Centre468 m
PureGym649 m

Nearby pharmacies

Boots488 m
Asda786 m

Nearby health

Grays Court Community Hospital738 m
Food hygiene (5-star)55% of 126

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

58

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 score19/100
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

28.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,759m
Crossrail 2 route15,519m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,870 nationally

1,449

Est. population

16,620/km²

58%

Employed

29%

Degree educated

£36,600

Median income

7.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

44

Community stability

Age profile

31%
20%
22%
17%
Under 1831%
18–3420%
35–4922%
50–6417%
65+11%

Tenure

15%
28%
21%
36%
Own outright15%
Own (mortgage)28%
Private rent21%
Social rent36%
Shared ownership1%

Ethnicity

43%
15%
16%
21%
White British43%
White Other15%
Asian16%
Black21%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine30%
No car household36%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent36%
Private rent21%

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)
70
Development activity
high
Residential apps (800m)
37
Commercial apps (800m)
3
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)
9
Largest scheme
325 homes · Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham
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 9NX

Full postcodeRM10 9NX
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardBeam
Latitude51.536395
Longitude0.148477
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