Goresbrook · Barking and Dagenham · Barking constituency · 51.53570, 0.14588

RM9 6AN— Goresbrook, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 78/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
59
Safety
78
Schools
60
Transport
36
Environment
63
Investment
50

The bottom line

RM9 6AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 6AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.9% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for RM9 6AN

🛡️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 6AN 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 · 2 min walk

KS2: 106.7

—

Secondary

Dagenham Park CofE School

Not yet inspected · 9 min walk

P8: -0.22A8: 42.3

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 · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.1 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+11% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour18%
Other15%
Vehicle crime14%
Drug offences7%
Burglary7%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.8km

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,700/m²
Price per ft²£437/ft²
Avg floor area77.8 m²

EPC breakdown

C
15%
D
24%
E
6%
G
1%

Based on 46 properties · Confidence: high

Street mix

Semi 6%Terraced 95%

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£194,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 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

1997–2025 · CAGR

+6.4%

Total change

+469%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.9%

per year

Acceleration

+17.57

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached5.9%
Terraced94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£74k+17%3
Post-dot-com plateau2001–2004£77k£165k+114.3%3.2
Pre-crash peak2006–2007£163k£192k+18.2%3.5
GFC & correction2008–2012£288k£168k-41.7%1
Help-to-Buy recovery2014–2016£223k£280k+25.6%2.3
Brexit uncertainty2017–2019£282k£315k+11.7%2
Pandemic surge2020–2021£285k£317k+11.3%1.5
Rate-rise correction2022–2023£385k£340k-11.7%1
Current market2025–2025£360k£360k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.4%
District
7.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position75

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
7.8 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
8 min walk
Dagenham DockNational Rail
13 min walk
Becontree Underground StationDistrict
18 min walk
Dagenham East Underground StationDistrict
21 min walk
Barking RiversideSuffragette
34 min walk
No bus stops within 400m

36

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria68 min ↑
Waterloo67 min ↑
Canary Wharf ★51 min
City54 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

19

Car parks (800m)

2

EV chargers (800m)

Nearest car park131m
Santander docks (800m)0
Nearest cycle dock9.9 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: 15.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 22%
More green space than 78% of London

Nearest SSSI: Abbey Wood SSSI — 5.5 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

6 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 934 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

160

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Admiral Vernon (385 m)

Nearest supermarketAldi · 523 m
1 swimming pools

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)

1.9km

Post office

Nearby shops

Londis403 m
Ibrahim Halal611 m
One Stop862 m

Nearby cafes

The Rosie Lee Café384 m
Broad Street Cafe396 m
The Chequers Bakery408 m
Vida & Sons Bistro422 m

Nearby restaurants

China House376 m
Eastern Eye Tandoori382 m
Pizza Hut Delivery386 m
Good Friend388 m

Nearby pubs

The Admiral Vernon385 m
Me'An O'Brien's393 m
Brewers Fayre522 m
The Lord Denman764 m

Nearby gyms

PureGym554 m
Dagenham Park Leisure Centre632 m
The Gym786 m

Nearby pharmacies

Boots606 m
Asda636 m
Food hygiene (5-star)55% of 112

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

ASSAM INTERNATIONAL LTD
CALLGATE NETWORKS LIMITED
DELANEY'S HOTELS LIMITED
F&AA LTD
HEARTCAREUK LIMITED

+6 more

Investment

Investment grade, yield and market outlook

50

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

4/100

Velocity score

Future outlook

42.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,567m
Crossrail 2 route15,381m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,870 nationally

1,449

Est. population

16,620/km²

58%

Employed

29%

Degree educated

£36,600

Median income

7.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

44

Community stability

Age profile

31%
20%
22%
17%
Under 1831%
18–3420%
35–4922%
50–6417%
65+11%

Tenure

15%
28%
21%
36%
Own outright15%
Own (mortgage)28%
Private rent21%
Social rent36%
Shared ownership1%

Ethnicity

43%
15%
16%
21%
White British43%
White Other15%
Asian16%
Black21%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine30%
No car household36%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent36%
Private rent21%

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)
69
Development activity
high
Residential apps (800m)
35
Commercial apps (800m)
3
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)
4
Largest scheme
325 homes · Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Allotments near, DARCY GARDENS, Dagenham52 homes
completed
Street Record, Allotments, RON TODD CLOSE, 72 & 74 Heathway, Dagenham37 homes
completed
LAND SOUTH OF, LAND SOUTH OF, GORESBROOK ROAD, RM934 homes
completed
79, 79, Downing Road, Dagenham, RM9 6NA2 homes
completed
Land Adjoining 151, Land Adjoining 151, Ford Road, Dagenham, RM9 6LT1 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 6AN

Full postcodeRM9 6AN
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.535697
Longitude0.145877
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