Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.53413, 0.16677

RM10 9YN— Village, Barking and Dagenham

Location and area intelligence for RM10 9YN, Village, Barking and Dagenham

London's quiet achiever

 

Safety 81/100Transport 23/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
46
Safety
81
Schools
—
Transport
23
Environment
96
Investment
51

The bottom line

RM10 9YN offers low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 9YN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.0% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for RM10 9YN

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM10 9YN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

The Leys Primary School

Not yet inspected · 2 min walk

KS2: 105.4

—

Secondary

Dagenham Park CofE School

Not yet inspected · 9 min walk

P8: -0.22A8: 42.3

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.7 incidents per 1,000 residents

Better than 51% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences34%
Other20%
Anti-social behaviour15%
Vehicle crime14%
Drug offences8%
Robbery4%
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 · 2.9km

Crime is 2% below 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£4,728/m²
Price per ft²£439/ft²
Avg floor area62.8 m²

EPC breakdown

C
10%
D
32%
E
2%

Based on 44 properties · Confidence: high

Street mix

Semi 37%Terraced 10%Flat 53%

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£157,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.7%

Total change

+247%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.3%

per year

Acceleration

-117.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 105 sales

Property Type Mix

Total: 105 sales

Semi-detached41%
Terraced10.5%
Flat/maisonette48.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£85k£93k+9.4%15
Post-dot-com plateau2001–2004£66k£131k+99.2%6
Pre-crash peak2005–2007£130k£150k+15.8%4.3
GFC & correction2009–2012£200k£96k-51.8%1
Help-to-Buy recovery2014–2016£152k£310k+103.9%2.7
Brexit uncertainty2017–2019£248k£303k+22.2%2
Pandemic surge2020–2021£373k£235k-36.9%1.5
Rate-rise correction2022–2022£436k£436k+0%3
Current market2025–2025£295k£295k+0%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
11.7%
District
11.7%
Semi-detached+0% α
Local
6.8%
District
6.8%
Terraced+0% α
Local
13.7%
District
13.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dagenham East Underground StationDistrict line
13.3 min walk
Dagenham Dock

Nearby stations

Dagenham East Underground StationDistrict
14 min walk
Dagenham Heathway Underground StationDistrict
20 min walk
Dagenham DockNational Rail
21 min walk
Elm Park Underground StationDistrict
35 min walk
Becontree Underground StationDistrict
36 min walk
No bus stops within 400m

7

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria70 min ↑
Waterloo68 min ↑
Canary Wharf ★55 min
City58 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park510m
Santander docks (800m)0
Nearest cycle dock11.3 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: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.2 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

HALBUTT STREET SURGERY

2 HALBUTT STREET, RM9 5AS

25 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 833 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cross Keys (739 m)

No restaurants within 800m — nearest: Gah Moon House (832 m)

Nearest supermarketAldi · 1.5 km

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)

981m

Post office

Nearby shops

Nisa Local1.1 km

Nearby cafes

Gunay's Cafe956 m

Nearby restaurants

Gah Moon House832 m
Golden Dragon880 m
Chunky894 m
Beadles Parade Fish & Chips937 m

Nearby pubs

The Cross Keys739 m

Nearby health

Grays Court Community Hospital833 m
Food hygiene (5-star)72% of 18

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

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
Gross yield
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score13/100
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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,684m
Crossrail 2 route16,792m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,456 nationally

1,773

Est. population

9,041/km²

61%

Employed

35%

Degree educated

£35,700

Median income

6.9%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

32%
23%
21%
17%
Under 1832%
18–3423%
35–4921%
50–6417%
65+8%

Tenure

16%
27%
19%
31%
Own outright17%
Own (mortgage)27%
Private rent20%
Social rent31%
Shared ownership5%
Rent free0%

Ethnicity

34%
14%
34%
White British34%
White Other11%
Asian14%
Black34%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household24%
Unemployed9%
No qualifications21%

Housing tenure (Census 2021)

Social rent31%
Private rent20%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
3
Largest scheme
184 homes · The Mardyke Estate, The Mardyke Estate, Lowen Road, Rainham, RM13 8DU
Pipeline pressure
NONE

Named schemes (500m)

Leys Redevelopment Site, Leys Redevelopment Site, WELLINGTON DRIVE, Birdbrook Close, Dagenham158 homes
completed
LAND AT THE SOUTHERN END OF, LAND AT THE SOUTHERN END OF, LEYS AVENUE, RM10 9YP136 homes
completed
Cadiz Court, 810, Cadiz Court, 810, Rainham Road South, Dagenham, RM10 8HG54 homes
completed
16, 16, Wellington Drive, Dagenham, RM10 9YB2 homes
completed
Land at 96, Land at 96, Clemence Road, Dagenham, RM10 9YQ1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.4%
Ward turnout
104%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ajanta Deb RoyLabour
Phil WakerLabour
Julia WilliamsLabour

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM10 9YN

Full postcodeRM10 9YN
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.534125
Longitude0.166769
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