Goresbrook · Barking and Dagenham · Barking constituency · 51.53881, 0.13753

RM9 6JS— Goresbrook, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 81/100Transport 31/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
54
Safety
81
Schools
100
Transport
31
Environment
71
Investment
47

The bottom line

RM9 6JS 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 6JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for RM9 6JS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM9 6JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Godwin Primary School

Not yet inspected · 2 min walk

KS2: 107.3

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 12 min walk

P8: +0.24A8: 48.0

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 · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.2 incidents per 1,000 residents

Better than 51% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences33%
Other19%
Anti-social behaviour19%
Vehicle crime13%
Robbery6%
Drug offences5%
Theft3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.7km

Crime is 3% below 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£5,039/m²
Price per ft²£468/ft²
Avg floor area76 m²

EPC breakdown

C
6%
D
16%
E
9%

Based on 31 properties · Confidence: high

Street mix

Semi 16%Terraced 78%Detached 5%

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£190,000
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, 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

1995–2025 · CAGR

+6.8%

Total change

+626%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

-26.01

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 35 sales

Property Type Mix

Total: 35 sales

Detached5.7%
Semi-detached11.4%
Terraced82.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£70k+33%1.2
Post-dot-com plateau2003–2004£155k£160k+3.2%2.5
Pre-crash peak2005–2007£195k£190k-2.6%2.7
GFC & correction2008–2011£187k£195k+4.3%1.3
Help-to-Buy recovery2015–2016£240k£302k+25.8%1
Brexit uncertainty2018–2019£310k£319k+2.9%2.5
Pandemic surge2021–2021£302k£302k+0%1
Rate-rise correction2022–2022£383k£383k+0%4
Current market2025–2025£385k£385k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
8.2%
District
7.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing10
Trend Position40

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
8.3 min walk
Dagenham Dock

Nearby stations

Becontree Underground StationDistrict
9 min walk
Dagenham Heathway Underground StationDistrict
10 min walk
Dagenham DockNational Rail
19 min walk
Dagenham East Underground StationDistrict
26 min walk
Upney Underground StationDistrict
31 min walk
No bus stops within 400m

10

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria67 min ↑
Waterloo65 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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park350m
Santander docks (800m)0
Nearest cycle dock9.4 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: 14.8 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 40%
More green space than 95% of London

Nearest SSSI: Abbey Wood SSSI — 5.8 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

ST ALBANS SURGERY

URSWICK ROAD, RM9 6EA

4 min walk

64%

Recommend GP

64%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.4 km
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)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.0 km
1 tennis courts1 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)

718m

Post office

Nearby shops

Budgens717 m
Ibrahim Halal754 m

Nearby cafes

The Snack Bar759 m

Nearby restaurants

Royal Fish Bar662 m
Becontree Tandoori675 m
Angies676 m
German Shawarma687 m

Nearby gyms

TBF Women Only Gym616 m
The Gym709 m
Barking Rugby Union Club827 m

Nearby pharmacies

Asda1.0 km
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

A & J TRANSPORTATION LIMITED
BORN TO WIN (BTW) LIMITED
FYS CONSTRUCTION LTD
NICK HAULAGE LTD
OMEGA FIRE MINISTRIES

+2 more

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 score12/100
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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

31.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,307m
Crossrail 2 route14,714m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,503 nationally

2,135

Est. population

21,399/km²

58%

Employed

32%

Degree educated

£34,500

Median income

4.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

32%
20%
24%
17%
Under 1832%
18–3420%
35–4924%
50–6417%
65+7%

Tenure

26%
28%
31%
Own outright11%
Own (mortgage)26%
Private rent28%
Social rent31%
Shared ownership4%
Rent free0%

Ethnicity

30%
17%
22%
23%
White British30%
White Other17%
Asian22%
Black23%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household32%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Social rent31%
Private rent28%

vs. London

Income vs London-17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
33
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
1
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)

SITE OF SALVATION ARMY HALL, SITE OF SALVATION ARMY HALL, DAGENHAM AVENUE, RM910 homes
completed
102, 102, Hatfield Road, RM9 6JS3 homes
completed
87, 87, Chaplin Road, Dagenham, RM9 6ES2 homes
completed
104-106, 104-106, Hatfield Road, Dagenham, RM9 6JT2 homes
completed
179, 179, Ivyhouse Road, Dagenham, RM9 5RR2 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 6JS

Full postcodeRM9 6JS
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.538807
Longitude0.137530
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