Goresbrook · Barking and Dagenham · Barking constituency · 51.53828, 0.12918

RM9 6AA— Goresbrook, Barking and Dagenham

Location and area intelligence for RM9 6AA, Goresbrook, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 38/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
55
Safety
75
Schools
95
Transport
38
Environment
61
Investment
47

The bottom line

RM9 6AA 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 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-19.5% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for RM9 6AA

🛡️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 6AA 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 · 3 min walk

KS2: 104.9

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 7 min walk

P8: +0.24A8: 48.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+38% vs borough

Crime by type

Other41%
Violence & sexual offences23%
Robbery10%
Anti-social behaviour8%
Vehicle crime6%
Drug offences4%
Theft4%
Burglary4%

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: Dagenham Fire Station · 3.0km

Crime is +58% 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£5,213/m²
Price per ft²£484/ft²
Avg floor area68.4 m²

EPC breakdown

C
7%
D
16%

Based on 23 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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£171,000
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

1997–2026 · CAGR

+6.3%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

+28.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 38 sales

Property Type Mix

Total: 38 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£76k+17.1%2.2
Post-dot-com plateau2001–2004£92k£182k+97.8%2.5
Pre-crash peak2005–2007£150k£194k+29.4%2
GFC & correction2008–2010£224k£154k-31.2%2
Help-to-Buy recovery2015–2016£235k£258k+9.8%1
Brexit uncertainty2017–2019£298k£305k+2.5%1.5
Rate-rise correction2023–2023£354k£354k+0%1
Current market2024–2026£320k£380k+18.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
6.1%
District
7.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Becontree Underground StationDistrict
3 min walk
Dagenham Heathway Underground StationDistrict
17 min walk
Dagenham DockNational Rail
22 min walk
Upney Underground StationDistrict
24 min walk
Barking RiversideSuffragette
28 min walk
No bus stops within 400m

30

Walkability score

71

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock8.8 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 5.7 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

3 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketMajor Foods Ltd · 1.1 km
1 tennis courts1 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)

158m

Post office

Nearby shops

Budgens156 m
Spar868 m

Nearby restaurants

Royal Fish Bar118 m
German Shawarma138 m
Hong Kong House147 m
Greggs164 m

Nearby gyms

TBF Women Only Gym96 m
Barking Rugby Union Club577 m
The Gym785 m

Nearby health

Porters Avenue Health Centre927 m
Food hygiene (5-star)67% of 27

Business

Local businesses registered here

Active businesses
3
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

INTERRE CONCEPTS LTD
TOWIN VENTURES LIMITED
TRIPOLLISS PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

47

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 score14/100
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

39

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,817m
Crossrail 2 route14,202m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,843 nationally

1,550

Est. population

14,449/km²

57%

Employed

31%

Degree educated

£33,800

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

32%
19%
24%
14%
Under 1832%
18–3419%
35–4924%
50–6414%
65+10%

Tenure

24%
20%
40%
Own outright13%
Own (mortgage)24%
Private rent20%
Social rent40%
Shared ownership2%
Rent free1%

Ethnicity

36%
18%
13%
25%
White British36%
White Other18%
Asian14%
Black25%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household38%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent40%
Private rent20%

vs. London

Income vs London-19.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
58
Development activity
high
Residential apps (800m)
39
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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)
0
Largest scheme
122 homes · Land Adjoining Allotments In Hedgemans Road And To The Rear Of, 497 - 509, GALE STREET, Gale Street, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Land Adjoining Allotments In Hedgemans Road And To The Rear Of, 497 - 509, GALE STREET, Gale Street, Dagenham122 homes
completed
The Pipers PH, The Pipers PH, Amesbury Road, Dagenham, RM9 4TP58 homes
completed
17 - 19, 17 - 19, Sheppey Road, Dagenham, RM9 4LJ3 homes
completed
Former Depot, 71, Former Depot, 71, Langley Crescent, RM93 homes
completed
62, 62, Urswick Road, Dagenham, RM9 6ED2 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 6AA

Full postcodeRM9 6AA
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.538276
Longitude0.129184
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