Goresbrook · Barking and Dagenham · Barking constituency · 51.53482, 0.12734

RM9 4TX— Goresbrook, Barking and Dagenham

Location and area intelligence for RM9 4TX, Goresbrook, Barking and Dagenham

The family fortress

 

Schools 100%Safety 80/100Transport 33/100Yield 4.92%

Best for: Families

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

Liveability
55
Safety
80
Schools
95
Transport
33
Environment
67
Investment
58

The bottom line

RM9 4TX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 4TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.9% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for RM9 4TX

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM9 4TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The James Cambell Primary School

Good · Inspected May 2024 · 2 min walk

KS2: 104.9

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 2 min walk

P8: +0.24A8: 48.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences33%
Other22%
Anti-social behaviour15%
Vehicle crime14%
Burglary8%
Drug offences5%
Robbery2%
Theft1%

Road safety

88

Road safety score

12

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.4km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area83.3 m²

EPC breakdown

C
5%
D
5%
E
4%
F
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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2021 · CAGR

+8.1%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.4%

per year

Acceleration

-40.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£90k+69.8%2
Post-dot-com plateau2003–2004£145k£175k+20.7%1
GFC & correction2010–2012£185k£185k+0%1
Brexit uncertainty2017–2019£305k£405k+32.8%1
Pandemic surge2021–2021£375k£375k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Becontree Underground StationDistrict line
7.4 min walk
Dagenham Dock

Nearby stations

Becontree Underground StationDistrict
8 min walk
Dagenham Heathway Underground StationDistrict
20 min walk
Dagenham DockNational Rail
20 min walk
Upney Underground StationDistrict
23 min walk
Barking RiversideSuffragette
23 min walk
No bus stops within 400m

21

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria65 min ↑
Waterloo63 min ↑
Canary Wharf ★49 min
City52 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock8.6 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 waterLOW
Low
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 46%
More green space than 89% of London

Nearest SSSI: Abbey Wood SSSI — 5.3 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

6 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ship and Shovel (771 m)

Nearest supermarketMajor Foods Ltd · 780 m
1 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)

461m

Post office

Nearby shops

Budgens457 m
Spar471 m

Nearby cafes

GROUNDED1.1 km

Nearby restaurants

Hong Kong House456 m
Greggs456 m
Favorite Chicken & Ribs459 m
German Shawarma471 m

Nearby pubs

The Ship and Shovel771 m

Nearby gyms

Barking Rugby Union Club260 m
TBF Women Only Gym483 m
The Gym637 m
Food hygiene (5-star)66% of 32

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

BARKINGSPORTS4CHANGE C.I.C.
MINA COMMERCIAL LIMITED
MUSA MOTORS LTD
TRUST HIM MOTORS LTD
TRUST LINE HOLDINGS LTD

+2 more

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
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

32.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,476m
Crossrail 2 route14,141m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,945 nationally

1,705

Est. population

13,618/km²

58%

Employed

28%

Degree educated

£34,500

Median income

10.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

32%
19%
21%
18%
Under 1832%
18–3419%
35–4921%
50–6418%
65+10%

Tenure

16%
29%
19%
36%
Own outright16%
Own (mortgage)29%
Private rent19%
Social rent36%
Shared ownership0%

Ethnicity

43%
14%
16%
20%
White British43%
White Other14%
Asian16%
Black20%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household32%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent36%
Private rent19%

vs. London

Income vs London-17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
55
Development activity
high
Residential apps (800m)
31
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
244 homes · LAND ON SOUTH SIDE OF, LAND ON SOUTH SIDE OF, GORESBROOK ROAD, RM9
Pipeline pressure
NONE

Named schemes (500m)

The Pipers PH, The Pipers PH, Amesbury Road, Dagenham, RM9 4TP58 homes
completed
Former Depot, 71, Former Depot, 71, Langley Crescent, RM93 homes
completed
17, ROMSEY ROAD2 homes
completed
36, 36, Amesbury Road, RM9 6AB2 homes
completed
13, 13, Woodward Road, Dagenham, RM9 4SJ2 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
15.2%
Ward turnout
97%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

George MillerReform UK
Caleb Van RyneveldReform UK
Manjeet NandraReform UK

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Key facts for RM9 4TX

Full postcodeRM9 4TX
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.534820
Longitude0.127336
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