Eastbury · Barking and Dagenham · Barking constituency · 51.53427, 0.11461

RM9 4YB— Eastbury, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 27/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
52
Safety
79
Schools
100
Transport
27
Environment
61
Investment
46

The bottom line

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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for RM9 4YB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM9 4YB 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 · 2 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.2 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences34%
Other23%
Anti-social behaviour18%
Vehicle crime13%
Drug offences3%
Theft3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.9km

Crime is +19% above 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.

RM9 district median

£329,000

Based on 31 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,507/m²
Price per ft²£326/ft²
Avg floor area84.3 m²

EPC breakdown

B
1%
C
3%
D
3%
E
2%

Based on 9 properties · Confidence: low

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£210,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, 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

1999–2025 · CAGR

+6.5%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-22.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 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 boom1999–1999£59k£59k+0%1
Post-dot-com plateau2002–2004£95k£145k+52.6%1
GFC & correction2009–2009£160k£160k+0%1
Help-to-Buy recovery2015–2016£239k£257k+7.5%1.5
Brexit uncertainty2017–2017£280k£280k+0%1
Rate-rise correction2022–2022£325k£325k+0%1
Current market2025–2025£303k£303k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
1.9%
District
3.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
Upney Underground StationDistrict line
12.2 min walk
Goodmayes

Nearby stations

Upney Underground StationDistrict
13 min walk
Becontree Underground StationDistrict
14 min walk
Barking RiversideSuffragette
21 min walk
Barking Underground StationDistrict · Hammersmith & City
30 min walk
Barking Rail StationSuffragette · c2c
30 min walk
No bus stops within 400m

29

Walkability score

72

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park464m
Santander docks (800m)0
Nearest cycle dock7.8 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 waterMEDIUM
Medium
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: 13.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 5.4 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

GABLES SURGERY

50 MARKYATE ROAD, RM8 2LD

16 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketMajor Foods Ltd · 464 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

955m

Post office

Nearby shops

Best-one110 m
Spar270 m
Lodge Food & Wine276 m
Aafio Mini Market278 m

Nearby cafes

Savoy Cafe282 m

Nearby restaurants

Pizza Franco270 m
Aroma277 m
Big Fry284 m
Ho Lee768 m

Nearby pubs

The Ship and Shovel291 m
The Thatched House578 m
The Roundhouse821 m

Nearby pharmacies

Maplestead Pharmacy274 m
Britannia Pharmacy784 m

Nearby health

Riverside Clinic771 m
Food hygiene (5-star)38% of 29

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

LABLAN TECHNOLOGIES LIMITED
MITHU LIGHTS LTD
PTK CLEANING LTD
VIRELIUM LTD

Investment

Investment grade, yield and market outlook

46

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score12/100
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

37.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,755m
Crossrail 2 route13,268m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,611 nationally

1,658

Est. population

3,486/km²

55%

Employed

34%

Degree educated

£35,500

Median income

9.0%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

44

Community stability

Age profile

41%
19%
23%
Under 1841%
18–3419%
35–4923%
50–6412%
65+5%

Tenure

27%
17%
46%
Own outright10%
Own (mortgage)27%
Private rent17%
Social rent46%
Shared ownership2%
Rent free0%

Ethnicity

25%
19%
39%
White British25%
White Other8%
Asian19%
Black39%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household33%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent46%
Private rent17%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
49
Development activity
high
Residential apps (800m)
28
Commercial apps (800m)
1
Major developments (800m)
0
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)
3
Largest scheme
276 homes · Street Record, Eastern end of Thames View Estate, adjoining, CROUCH AVENUE, Renwick Road, Barking
Pipeline pressure
NONE

Named schemes (500m)

Goresbrook Village, Goresbrook Village, Goresbrook Road, Dagenham, RM9 4YQ149 homes
completed
FORMER CASTLE GREEN DAY CENTRE, FORMER CASTLE GREEN DAY CENTRE, CASTLE ROAD, RM9 4XS32 homes
completed
ST JOHNS CHURCH, ST JOHNS CHURCH, GORESBROOK ROAD, RM9 4YB17 homes
completed
Car Park, Car Park, Maplestead Road, Dagenham, RM910 homes
completed
Former Castle Green Day Centre, Former Castle Green Day Centre, Castle Road, RM9 4XS4 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 4YB

Full postcodeRM9 4YB
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardEastbury
Latitude51.534268
Longitude0.114607
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