Goresbrook · Barking and Dagenham · Dagenham and Rainham constituency · 51.53330, 0.14793

RM9 6AZ— Goresbrook, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 29/100Yield 4.92%

Best for: Families

Compare areas

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

Liveability
57
Safety
80
Schools
90
Transport
29
Environment
60
Investment
62

The bottom line

RM9 6AZ 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 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 6AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for RM9 6AZ

🛡️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 6AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Peter's Catholic Primary School

Good · Inspected Jun 2023 · 4 min walk

KS2: 105.8

—

Secondary

Dagenham Park CofE School

Not yet inspected · 7 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.8 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour14%
Vehicle crime14%
Theft6%
Burglary6%
Robbery5%
Drug offences1%

Road safety

94

Road safety score

6

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.0km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area73.2 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

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£183,000
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
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

2002–2023 · CAGR

+4.9%

Total change

+172%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.4%

per year

Acceleration

-89.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£123k£123k+0%1
Brexit uncertainty2019–2019£265k£265k+0%1
Rate-rise correction2023–2023£335k£335k+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dagenham Heathway Underground StationDistrict line
11 min walk
Dagenham Dock→ Fenchurch Street· 4 tph
22 min

Nearby stations

Dagenham DockNational Rail
10 min walk
Dagenham Heathway Underground StationDistrict
12 min walk
Becontree Underground StationDistrict
21 min walk
Dagenham East Underground StationDistrict
22 min walk
Barking RiversideSuffragette
34 min walk
No bus stops within 400m

43

Walkability score

27

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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock10.0 km

Nearby car parks

🅿️
Dagenham Dock Station Car Park12 spaces· yes
782m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 22%
Above average green space

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

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

10 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 968 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

20

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketAldi · 323 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Nearby shops

Londis178 m
One Stop571 m
Ibrahim Halal863 m

Nearby cafes

Vida & Sons Bistro139 m
The Chequers Bakery177 m
The Rosie Lee Café306 m
Broad Street Cafe430 m

Nearby restaurants

The Balti Cottage134 m
5G Burger176 m
Frying Pan184 m
Curry Mahal186 m

Nearby pubs

Me'An O'Brien's133 m
Brewers Fayre232 m
The Admiral Vernon348 m
The Lord Denman1.0 km

Nearby gyms

PureGym308 m
Dagenham Park Leisure Centre532 m

Nearby pharmacies

Asda493 m
Boots834 m
Food hygiene (5-star)58% of 81

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

TGEMZ LTD

Investment

Investment grade, yield and market outlook

62

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

32.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,533m
Crossrail 2 route15,579m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,763 nationally

1,617

Est. population

10,064/km²

57%

Employed

28%

Degree educated

£34,600

Median income

6.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

29%
20%
22%
17%
Under 1829%
18–3420%
35–4922%
50–6417%
65+12%

Tenure

21%
31%
35%
Own outright11%
Own (mortgage)21%
Private rent31%
Social rent35%
Shared ownership2%
Rent free0%

Ethnicity

38%
16%
15%
24%
White British38%
White Other16%
Asian15%
Black24%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household41%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent35%
Private rent31%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
62
Development activity
high
Residential apps (800m)
33
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
2
Largest scheme
325 homes · Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham325 homes
completed
Job Centre, Department Of Employment, Chequers Lane, RM9 6PS90 homes
completed
Street Record, Allotments near, DARCY GARDENS, Dagenham52 homes
completed
Street Record, Allotments, RON TODD CLOSE, 72 & 74 Heathway, Dagenham37 homes
completed
Haslemere Industrial Estate, Ravensbury Terrace, Wimbledon Park, SW18 4HS24 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
15.2%
Ward turnout
97%
Election year
2026
MP
Margaret Mullane (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 6AZ

Full postcodeRM9 6AZ
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.533303
Longitude0.147927
Parliamentary constituencyDagenham and Rainham
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