Eastbury · Barking and Dagenham · Barking constituency · 51.53944, 0.11958

RM9 4LA— Eastbury, Barking and Dagenham

Location and area intelligence for RM9 4LA, Eastbury, Barking and Dagenham

The family fortress

 

Schools 100%Safety 86/100Transport 33/100Yield 4.92%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
86
Schools
100
Transport
33
Environment
75
Investment
59

The bottom line

RM9 4LA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband 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

RM9 4LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-22.4% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for RM9 4LA

🛡️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 RM9 4LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Monteagle Primary School

Not yet inspected · 6 min walk

KS2: 107.0

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 10 min walk

P8: +0.24A8: 48.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.7 incidents per 1,000 residents

Better than 76% of London
→ Stable

-55% vs borough

Crime by type

Violence & sexual offences44%
Anti-social behaviour16%
Other16%
Vehicle crime15%
Drug offences5%
Theft2%
Robbery2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 2.4km

Crime is 48% below London average

Property

Prices, sales volume and market trends

Avg floor area65.9 m²

EPC breakdown

C
14%
D
22%
E
3%
F
1%

Based on 40 properties · Confidence: high

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,750
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
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

1997–2023 · CAGR

+7.9%

Total change

+615%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

+6.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 52 sales

Property Type Mix

Total: 52 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£72k+30.9%3
Post-dot-com plateau2001–2004£79k£150k+89.9%2.8
Pre-crash peak2005–2007£157k£170k+8.6%2.7
GFC & correction2008–2010£181k£155k-14.4%1.7
Help-to-Buy recovery2013–2016£153k£275k+80.3%2
Brexit uncertainty2017–2017£290k£290k+0%4
Pandemic surge2020–2021£288k£315k+9.4%1
Rate-rise correction2022–2023£343k£393k+14.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
9.2%
District
9.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Becontree Underground StationDistrict line
6.3 min walk
Goodmayes

Nearby stations

Becontree Underground StationDistrict
7 min walk
Upney Underground StationDistrict
16 min walk
Dagenham Heathway Underground StationDistrict
24 min walk
Barking RiversideSuffragette
28 min walk
Barking Underground StationDistrict · Hammersmith & City
33 min walk
No bus stops within 400m

10

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf ★50 min
City53 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park466m
Santander docks (800m)0
Nearest cycle dock8.2 km

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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 5.9 km

Energy

Solar: 862 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): 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 yield861.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR BK JAISWAL'S PRACTICE

WOODWARD ROAD, RM9 4SR

5 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalBarking Community Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Roundhouse (497 m)

Nearest supermarketMajor Foods Ltd · 972 m

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)

531m

Post office

Nearby shops

Co-op Food459 m
Newsmaster466 m
Budgens531 m
Bob Food Express545 m

Nearby cafes

Savoy Cafe822 m

Nearby restaurants

Tasty Chicken & RIbs428 m
Round House Chinese436 m
Flavour Hut444 m
Ho Lee472 m

Nearby pubs

The Roundhouse497 m
The Ship and Shovel829 m

Nearby gyms

TBF Women Only Gym632 m
Barking Sporthouse and Gym922 m

Nearby pharmacies

Britannia Pharmacy454 m
Maplestead Pharmacy793 m

Nearby health

Porters Avenue Health Centre770 m
Food hygiene (5-star)46% of 22

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

727 PROPERTY LTD
AP DIGITAL CONSULTANCY LTD
BRANDIGO LTD
CAROD LTD
D & S TITU SERVICES LTD

+9 more

Investment

Investment grade, yield and market outlook

59

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
Gross yield
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score14/100
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

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,393m
Crossrail 2 route13,538m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,397 nationally

1,842

Est. population

19,715/km²

60%

Employed

31%

Degree educated

£32,600

Median income

6.3%

Claimant rate

SuburbanVery high densityMixed

46

Community stability

Age profile

31%
20%
24%
16%
Under 1831%
18–3420%
35–4924%
50–6416%
65+9%

Tenure

16%
31%
21%
31%
Own outright16%
Own (mortgage)31%
Private rent21%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

40%
18%
18%
17%
White British40%
White Other18%
Asian18%
Black17%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household30%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent31%
Private rent21%

vs. London

Income vs London-22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
76
Development activity
high
Residential apps (800m)
46
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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
149 homes · Goresbrook Village, Goresbrook Village, Goresbrook Road, Dagenham, RM9 4YQ
Pipeline pressure
NONE

Named schemes (500m)

FORMER MAYEBROOK SCHOOL SITE, FORMER MAYEBROOK SCHOOL SITE, ELLERTON ROAD, RM9110 homes
completed
LAND AT, LAND AT, BROMHALL ROAD, RM9108 homes
completed
Bromhall Road Depot, 135, Bromhall Road Depot, 135, Bromhall Road, Dagenham, RM9 4PJ4 homes
completed
Garages at rear of 359, Garages at rear of 359, Porters Avenue, Dagenham, RM9 4BZ3 homes
completed
37, 37, Ellerton Road, Dagenham, RM9 4HX2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.6%
Ward turnout
92%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Mohammed KhanLabour
Dominic TwomeyLabour
Maureen Margaret WorbyLabour

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Key facts for RM9 4LA

Full postcodeRM9 4LA
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.539439
Longitude0.119577
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