Goresbrook · Barking and Dagenham · Barking constituency · 51.54039, 0.14363

RM9 6HR— Goresbrook, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 77/100Transport 44/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
77
Schools
60
Transport
44
Environment
68
Investment
50

The bottom line

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

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 6HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM9 6HR

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM9 6HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Parsloes Primary School

Not yet inspected · 5 min walk

KS2: 105.4

—

Secondary

Dagenham Park CofE School

Not yet inspected · 13 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 80 min walk

7 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.3km

Crime is +35% 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£4,929/m²
Price per ft²£458/ft²
Avg floor area78.7 m²

EPC breakdown

C
2%
D
9%
E
4%

Based on 15 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£196,750
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
WallsCavity wall, filled cavity
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

2001–2025 · CAGR

+7%

Total change

+407%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.4%

per year

Acceleration

+3.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£75k£75k+0%1
Pre-crash peak2005–2007£163k£177k+8.9%1
GFC & correction2012–2012£150k£150k+0%1
Help-to-Buy recovery2013–2015£186k£270k+45.2%1.3
Brexit uncertainty2017–2017£280k£280k+0%1
Pandemic surge2020–2020£305k£305k+0%1
Current market2024–2025£335k£380k+13.4%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
5.7%
District
5.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

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
2.9 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
4 min walk
Becontree Underground StationDistrict
14 min walk
Dagenham DockNational Rail
20 min walk
Dagenham East Underground StationDistrict
20 min walk
Upney Underground StationDistrict
37 min walk
No bus stops within 400m

20

Walkability score

33

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park108m
Santander docks (800m)0
Nearest cycle dock9.8 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 waterLOW
Low
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: 15.2 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 40%
More green space than 91% of London

Nearest SSSI: Abbey Wood SSSI — 6.0 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

1 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (395 m)

Nearest supermarketAldi · 1.0 km

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)

1.6km

Post office

Nearby shops

Ibrahim Halal298 m
Londis942 m

Nearby cafes

The Snack Bar301 m
Starbucks338 m
Star Express374 m
Broad Street Cafe694 m

Nearby restaurants

Deans Peri-Peri295 m
Best Fish Bar300 m
Greggs326 m
Subway326 m

Nearby pubs

The Lord Denman395 m
The Admiral Vernon763 m
Me'An O'Brien's937 m
Brewers Fayre1.1 km

Nearby gyms

PureGym1.1 km

Nearby pharmacies

Boots379 m
Asda1.1 km
Food hygiene (5-star)58% of 66

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

ARTH ESTATE GROUP LIMITED
BRIDGEWELL ADVISORY GROUP (UK) LTD
E ACCOUNTS PRO HOLDINGS LTD
E TRADING PRO (UK) LIMITED
ESSEX PAINTING SERVICES LTD

+5 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 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

36

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,750m
Crossrail 2 route15,044m

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
Live planning apps (800m)
90
Development activity
high
Residential apps (800m)
47
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)
7
Largest scheme
82 homes · The Church Elm PH and 214-216, The Church Elm PH and 214-216, Heathway, Dagenham, RM10 9QS
Pipeline pressure
NONE

Named schemes (500m)

SITE OF SALVATION ARMY HALL, SITE OF SALVATION ARMY HALL, DAGENHAM AVENUE, RM910 homes
completed
Parsloes Avenue Garages, Parsloes Avenue Garages, Parsloes Avenue, Dagenham, RM9 5AQ10 homes
completed
66, 66, Parsloes Avenue, Dagenham, RM9 5NU4 homes
completed
233, Heathway, Dagenham, RM9 5AN3 homes
completed
251 - 253, 251 - 253, Heathway, RM9 5AN2 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 6HR

Full postcodeRM9 6HR
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.540387
Longitude0.143632
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