Eastbrook & Rush Green · Barking and Dagenham · Dagenham and Rainham constituency · 51.56389, 0.16937

RM7 0UP— Eastbrook & Rush Green, Barking and Dagenham

Location and area intelligence for RM7 0UP, Eastbrook & Rush Green, Barking and Dagenham

 

Safety 73/100Transport 13/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
45
Safety
73
Schools
—
Transport
13
Environment
96
Investment
38

The bottom line

RM7 0UP offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 64 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 0UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for RM7 0UP

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

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How RM7 0UP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rush Green Primary School

Not yet inspected · Inspected Jul 2025 · 6 min walk

KS2: 111.0

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 22 min walk

P8: -0.60A8: 38.4

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 118 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.9 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 426.1%

+1% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour14%
Vehicle crime11%
Drug offences7%
Burglary7%
Robbery6%
Theft1%

Stop & search

7.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 987m

Crime is +15% above 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.

RM7 district median

£410,000

Based on 214 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,787/m²
Price per ft²£445/ft²
Avg floor area88.5 m²

EPC breakdown

D
11%
E
2%
F
1%
G
1%

Based on 15 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,250
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, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,770
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.3%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.4%

per year

Acceleration

+34.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£87k+45.4%1.7
Post-dot-com plateau2003–2003£177k£177k+0%2
Pre-crash peak2005–2005£216k£216k+0%1
GFC & correction2009–2012£268k£197k-26.5%1.2
Help-to-Buy recovery2014–2014£268k£268k+0%2
Pandemic surge2020–2020£377k£377k+0%2
Rate-rise correction2022–2023£441k£380k-13.8%1.5
Current market2024–2024£458k£458k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
7.6%
District
7.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Romford StationGreater Anglia line
17.6 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
19 min walk
RomfordNational Rail
19 min walk
Dagenham East Underground StationDistrict
28 min walk
Elm Park Underground StationDistrict
32 min walk
Chadwell Heath Rail StationElizabeth line
36 min walk
No bus stops within 400m

9

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria81 min ↑
Waterloo76 min ↑
Canary Wharf ★64 min
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park418m
Santander docks (800m)0
Nearest cycle dock12.0 km

Nearby car parks

🅿️
Dagenham Road Shoppers25 spaces
418m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G91%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.8 km

Energy

Solar: 863 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield863.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAVERING HEALTH

170 RUSH GREEN ROAD, RM7 0JU

6 min walk

9

GPs within 1km

1

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 854 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Havering Well (604 m)

Nearest supermarketSainsbury's · 1.5 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

454m

Post office

Nearby shops

Evans 2458 m

Nearby pubs

The Havering Well604 m

Nearby gyms

West Ham United Training Ground711 m
Romford Greyhound Stadium1.0 km
Food hygiene (5-star)46% of 35

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

BHQ SERVICES LIMITED
HAQ COURIER SERVICE LTD
PB13 CONSTRUCTION LTD

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

4/100

Velocity score

Future outlook

33.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,783m
Crossrail 2 route16,084m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,728 nationally

1,616

Est. population

10,152/km²

61%

Employed

29%

Degree educated

£35,300

Median income

6.1%

Claimant rate

SuburbanHigh densityMixed

56

Community stability

Age profile

25%
21%
19%
20%
16%
Under 1825%
18–3421%
35–4919%
50–6420%
65+16%

Tenure

34%
39%
14%
Own outright34%
Own (mortgage)39%
Private rent14%
Social rent12%
Shared ownership1%

Ethnicity

54%
17%
White British54%
White Other11%
Asian17%
Black11%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household23%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent14%
Social rent12%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
4
Local approval rate
33%
Borough approval rate
60%
Historic landfill (400m)
1
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)
0
Largest scheme
82 homes · land at, land at, Crow Lane, Sandgate Close, Romford, RM7 0ED
Pipeline pressure
NONE

Named schemes (500m)

46, 46, Fourth Avenue, Rush Green, RM7 0UB2 homes
completed
26, 26, West Road, RM72 homes
completed
26, 26, West Road, RM7 0QS2 homes
completed
81, 81, Birkbeck Road, Romford, RM7 0QR2 homes
completed
Games room at rear of 80, Games room at rear of 80, Fourth Avenue, Dagenham, RM7 0UH1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
19.5%
Ward turnout
79%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ron EminReform UK
Ben SuterReform UK

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Key facts for RM7 0UP

Full postcodeRM7 0UP
Postcode districtRM7
BoroughLondon Borough of Barking and Dagenham
WardEastbrook & Rush Green
Latitude51.563889
Longitude0.169367
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