Beam · Barking and Dagenham · Dagenham and Rainham constituency · 51.53403, 0.15560

RM10 9QL— Beam, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 81/100Transport 25/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
81
Schools
60
Transport
25
Environment
81
Investment
49

The bottom line

RM10 9QL 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 9QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for RM10 9QL

🛡️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 9QL 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 · 5 min walk

KS2: 104.8

—

Secondary

Dagenham Park CofE School

Not yet inspected · 1 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 · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.8 incidents per 1,000 residents

Better than 52% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences35%
Other22%
Vehicle crime15%
Anti-social behaviour11%
Robbery6%
Burglary4%
Drug offences3%
Theft3%

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 · 2.8km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,920/m²
Price per ft²£457/ft²
Avg floor area69 m²

EPC breakdown

C
13%
D
34%
E
5%
G
1%

Based on 53 properties · Confidence: high

Street mix

Semi 8%Terraced 93%

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£172,500
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, 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

1998–2025 · CAGR

+6.6%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.5%

per year

Acceleration

+47.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 71 sales

Property Type Mix

Total: 71 sales

Semi-detached7%
Terraced93%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£77k+28.3%3.7
Post-dot-com plateau2001–2004£79k£163k+106.3%4.5
Pre-crash peak2005–2007£136k£176k+29.4%5.7
GFC & correction2008–2011£187k£142k-24.3%1.2
Help-to-Buy recovery2014–2016£195k£290k+49.1%3.3
Brexit uncertainty2017–2019£275k£285k+3.6%2
Pandemic surge2021–2021£325k£325k+0%1
Rate-rise correction2023–2023£265k£265k+0%2
Current market2025–2025£340k£340k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.1%
District
6.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
12.2 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
13 min walk
Dagenham DockNational Rail
14 min walk
Dagenham East Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
26 min walk
Barking RiversideSuffragette
40 min walk
No bus stops within 400m

23

Walkability score

33

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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park286m
Santander docks (800m)0
Nearest cycle dock10.6 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.9 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 5.5 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

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 608 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

96

Parks (1km)

20

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Admiral Vernon (336 m)

Nearest supermarketAldi · 805 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)

1.2km

Post office

Nearby shops

One Stop482 m
Londis683 m
Ibrahim Halal951 m

Nearby cafes

The Rosie Lee Café319 m
Broad Street Cafe398 m
Vida & Sons Bistro594 m
Pietro's Cafe667 m

Nearby restaurants

Ventidue284 m
Great Wall293 m
Freddy's295 m
Fireaway299 m

Nearby pubs

The Admiral Vernon336 m
Brewers Fayre605 m
Me'An O'Brien's627 m
The Cross Keys784 m

Nearby gyms

Dagenham Park Leisure Centre140 m
PureGym743 m

Nearby pharmacies

Boots876 m

Nearby health

Grays Court Community Hospital608 m
Food hygiene (5-star)50% of 62

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

49

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score16/100
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

29.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,023m
Crossrail 2 route16,076m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,752 nationally

1,975

Est. population

13,567/km²

56%

Employed

34%

Degree educated

£34,600

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

32%
18%
22%
16%
Under 1832%
18–3418%
35–4922%
50–6416%
65+12%

Tenure

19%
32%
35%
Own outright19%
Own (mortgage)32%
Private rent35%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

26%
16%
23%
29%
White British26%
White Other16%
Asian23%
Black29%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household32%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent35%
Social rent12%

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)
29
Commercial apps (800m)
0
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)
2
Largest scheme
65 homes · MARKET SITE AND LAND AT REAR, MARKET SITE AND LAND AT REAR, BROAD STREET, RM10
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
7-8, Princess Parade, 7-8, Princess Parade, New Road, Dagenham, RM10 9LS4 homes
completed
2, 2, Third Avenue, Dagenham, RM10 9BA4 homes
completed
157 - 159, 157 - 159, Broad Street, Dagenham, RM10 9HX4 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 9QL

Full postcodeRM10 9QL
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardBeam
Latitude51.534034
Longitude0.155604
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