Goresbrook · Barking and Dagenham · Dagenham and Rainham constituency · 51.53442, 0.14677

RM9 6BS— Goresbrook, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 29/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
80
Schools
60
Transport
29
Environment
62
Investment
53

The bottom line

RM9 6BS 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 6BS

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

Deep-dive guides for RM9 6BS

🛡️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 6BS 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 · 4 min walk

KS2: 106.7

—

Secondary

Dagenham Park CofE School

Not yet inspected · 8 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 · 73 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

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 · 2.9km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,498/m²
Price per ft²£418/ft²
Avg floor area62.5 m²

EPC breakdown

B
1%
C
15%
D
25%
E
13%
G
1%

Based on 55 properties · Confidence: high

Street mix

Semi 2%Terraced 73%Flat 22%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,250
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

1999–2026 · CAGR

+7%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+86.7%

per year

Acceleration

+151.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached2.6%
Terraced71.8%
Flat/maisonette25.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£57k£67k+18.1%1.5
Post-dot-com plateau2001–2004£79k£149k+88%1.5
Pre-crash peak2005–2007£154k£153k-0.6%3.7
GFC & correction2008–2009£173k£141k-18.5%1
Help-to-Buy recovery2014–2016£209k£262k+25.4%2
Brexit uncertainty2017–2019£425k£295k-30.6%1
Pandemic surge2021–2021£291k£291k+0%2
Rate-rise correction2022–2023£225k£335k+48.9%1
Current market2024–2026£540k£350k-35.2%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-1.6% alpha

Terraced+0.1% α
Local
8.9%
District
8.8%
Flat/maisonette-1.6% α
Local
1.6%
District
3.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
9.5 min walk
Dagenham Dock

Nearby stations

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

41

Walkability score

25

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

17

Car parks (800m)

2

EV chargers (800m)

Nearest car park114m
Santander docks (800m)0
Nearest cycle dock10.0 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 AONB18% green spaceTree canopy: 10%
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

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

8 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 · 952 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketAldi · 397 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)

2.0km

Post office

Nearby shops

Londis263 m
One Stop716 m
Ibrahim Halal742 m

Nearby cafes

The Chequers Bakery267 m
Vida & Sons Bistro269 m
The Rosie Lee Café323 m
Broad Street Cafe397 m

Nearby restaurants

Good Friend255 m
The Balti Cottage255 m
Curry Mahal257 m
Frying Pan258 m

Nearby pubs

Me'An O'Brien's243 m
The Admiral Vernon346 m
Brewers Fayre369 m
The Lord Denman893 m

Nearby gyms

PureGym412 m
Dagenham Park Leisure Centre575 m

Nearby pharmacies

Asda536 m
Boots724 m
Food hygiene (5-star)59% of 94

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
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

A2Z CLEANERS LIMITED
CRISEM BUILD CO LTD
JST CARPENTRY LTD
SANDU SOLUTIONS LTD
V R DECOR LTD

Investment

Investment grade, yield and market outlook

53

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

39.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,537m
Crossrail 2 route15,488m

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)
61
Development activity
high
Residential apps (800m)
32
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)
4
Largest scheme
325 homes · Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

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
LAND SOUTH OF, LAND SOUTH OF, GORESBROOK ROAD, RM934 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 6BS

Full postcodeRM9 6BS
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.534421
Longitude0.146769
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