Goresbrook · Barking and Dagenham · Barking constituency · 51.54057, 0.14779

RM9 5AN— Goresbrook, Barking and Dagenham

Location and area intelligence for RM9 5AN, Goresbrook, Barking and Dagenham

The family fortress

 

Schools 100%Safety 77/100Transport 45/100Yield 4.92%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
77
Schools
60
Transport
45
Environment
66
Investment
64

The bottom line

RM9 5AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 47 min to canary wharf — above average for this zone.

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Location

RM9 5AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-12.9% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for RM9 5AN

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

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“The family fortress”

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How RM9 5AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thomas Arnold Primary School, Rowdowns Road

Not yet inspected · 6 min walk

KS2: 106.7

—

Secondary

Dagenham Park CofE School

Not yet inspected · 11 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.6 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+18% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour21%
Other20%
Vehicle crime13%
Drug offences7%
Burglary5%
Theft3%
Robbery3%

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

21

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.2km

Crime is +35% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

C
2%
D
14%
E
4%
F
2%
G
2%

Based on 24 properties · Confidence: medium

Street mix

Terraced 20%Flat 20%Other 60%

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£170,750
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)
RoofFlat, 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

1997–2004 · CAGR

+18.8%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

+233.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£90k£90k+0%1
Post-dot-com plateau2004–2004£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Dagenham Heathway Underground StationDistrict line
1.4 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
2 min walk
Dagenham East Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
18 min walk
Dagenham DockNational Rail
20 min walk
Barking RiversideSuffragette
40 min walk
No bus stops within 400m

33

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf ★47 min
City50 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)

1

EV chargers (800m)

Nearest car park171m
Santander docks (800m)0
Nearest cycle dock10.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 52%
More green space than 86% of London

Nearest SSSI: Abbey Wood SSSI — 6.1 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

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

4 min walk

60%

Recommend GP

60%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 726 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

154

Parks (1km)

18

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketAldi · 1.1 km
1 sports halls

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)

1.3km

Post office

Nearby shops

Ibrahim Halal54 m
Londis950 m

Nearby cafes

Starbucks80 m
The Snack Bar91 m
Star Express189 m
Broad Street Cafe520 m

Nearby restaurants

Greggs37 m
Deans Peri-Peri61 m
Best Fish Bar82 m
Subway146 m

Nearby pubs

The Lord Denman205 m
The Admiral Vernon613 m
Me'An O'Brien's928 m
Brewers Fayre1.0 km

Nearby gyms

Dagenham Park Leisure Centre775 m
PureGym1.1 km

Nearby pharmacies

Boots91 m

Nearby health

Grays Court Community Hospital726 m
Food hygiene (5-star)54% of 89

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

AHS DAGENHAM LTD
DAGENHAM CASH & CARRY LTD
GADGET DAGENHAM LIMITED
HEATHWAY SEAFOOD LIMITED
LULU'S FOODS LTD

+1 more

Investment

Investment grade, yield and market outlook

64

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 score15/100
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

28.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,993m
Crossrail 2 route15,308m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,644 nationally

1,438

Est. population

14,395/km²

58%

Employed

28%

Degree educated

£36,600

Median income

5.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

43

Community stability

Age profile

30%
18%
23%
19%
Under 1830%
18–3418%
35–4923%
50–6419%
65+10%

Tenure

13%
27%
22%
38%
Own outright13%
Own (mortgage)27%
Private rent22%
Social rent38%
Shared ownership0%

Ethnicity

44%
16%
15%
19%
White British44%
White Other16%
Asian15%
Black19%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household36%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent38%
Private rent22%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
97
Development activity
high
Residential apps (800m)
53
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
2
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)
9
Largest scheme
84 homes · Street Record, Land To The Rear of and at 175-179, ROBERTS PLACE, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

The Church Elm PH and 214-216, The Church Elm PH and 214-216, Heathway, Dagenham, RM10 9QS82 homes
completed
Parsloes Avenue Garages, Parsloes Avenue Garages, Parsloes Avenue, Dagenham, RM9 5AQ10 homes
completed
The Vineries YWCA, The Vineries YWCA, Heathway, RM9 5AF6 homes
completed
Rear Of 5 - 7, Rear Of 5 - 7, Reede Road, Dagenham, RM10 8DP5 homes
completed
233, Heathway, Dagenham, RM9 5AN3 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
7,173
Constituency
Dagenham and Rainham

Councillors

George MillerReform UK
Caleb Van RyneveldReform UK
Manjeet NandraReform UK

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Key facts for RM9 5AN

Full postcodeRM9 5AN
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.540571
Longitude0.147794
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
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