Goresbrook · Barking and Dagenham · Dagenham and Rainham constituency · 51.53228, 0.13939

RM9 6YF— Goresbrook, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 80/100Transport 29/100Yield 6.56%

Best for: Families

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

Liveability
55
Safety
80
Schools
95
Transport
29
Environment
63
Investment
66

The bottom line

RM9 6YF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £247,000 median — 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 6YF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-52.5% vs London avg
vs London income-17.6% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for RM9 6YF

🛡️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 6YF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

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

Jo Richardson Community School

Outstanding · Inspected May 2024 · 11 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 · 68 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.3km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£247,000

Median sale price

Bottom 25% — 52% below London median

£247,000 is 52% below the London median (£520,000)

+13.3%

This year

Flat

Dominant type

Price history

5-year change
+27.6%
Sales (24 months)6
New build0.0%
Avg terraced£302,500
Avg flat£190,000
Price per m²£4,574/m²
Price per ft²£425/ft²
Avg floor area54.9 m²

EPC breakdown

C
22%
D
16%
E
1%

Based on 39 properties · Confidence: high

Street mix

Semi 4%Terraced 13%Flat 83%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,410

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.1×

Price-to-income

£1,236/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£137,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+7.1%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.0%

per year

Acceleration

+69.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached5.4%
Terraced10.8%
Flat/maisonette83.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£57k£57k+0%4
Post-dot-com plateau2001–2004£64k£88k+37.8%3
Pre-crash peak2007–2007£134k£134k+0%2
GFC & correction2012–2012£128k£128k+0%1
Help-to-Buy recovery2014–2016£133k£210k+58.5%2
Brexit uncertainty2017–2019£155k£231k+49%1.3
Pandemic surge2020–2021£228k£194k-14.9%1.5
Current market2024–2026£181k£339k+86.9%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
5%
District
4.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
13.7 min walk
Dagenham Dock→ Fenchurch Street· 4 tph
22 min

Nearby stations

Dagenham DockNational Rail
10 min walk
Dagenham Heathway Underground StationDistrict
15 min walk
Becontree Underground StationDistrict
16 min walk
Barking RiversideSuffragette
27 min walk
Dagenham East Underground StationDistrict
28 min walk
No bus stops within 400m

34

Walkability score

61

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

18

Car parks (800m)

1

EV chargers (800m)

Nearest car park112m
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 AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Abbey Wood SSSI — 5.1 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

9 min walk

64%

Recommend GP

64%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Me'An O'Brien's (531 m)

Nearest supermarketAldi · 417 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)

1.1km

Post office

Nearby shops

Londis478 m

Nearby cafes

The Chequers Bakery486 m
Vida & Sons Bistro573 m
Munchies1.1 km

Nearby restaurants

McDonald's190 m
Good Friend445 m
Curry Mahal456 m
Frying Pan460 m

Nearby pubs

Me'An O'Brien's531 m
Brewers Fayre619 m

Nearby gyms

The Gym254 m
PureGym510 m
Barking Rugby Union Club666 m

Nearby pharmacies

Asda310 m
Food hygiene (5-star)58% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

AUREA LANDSCAPE LTD
LME LOGISTICS LTD

Investment

Investment grade, yield and market outlook

66

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

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

17/100

Velocity score

Future outlook

62.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,980m
Crossrail 2 route15,001m

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%
Price vs London-52.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
22
Commercial apps (800m)
2
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)
0
Largest scheme
325 homes · Merrielands Development Site, Merrielands Development Site, MERRIELANDS CRESCENT, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

LAND ON SOUTH SIDE OF, LAND ON SOUTH SIDE OF, GORESBROOK ROAD, RM995 homes
completed
FORMER GORESBROOK SCHOOL SITE, FORMER GORESBROOK SCHOOL SITE, GORESBROOK ROAD, RM955 homes
completed
NORTHERN PART OF TRINITY SCHOOL, NORTHERN PART OF TRINITY SCHOOL, GORESBROOK ROAD, RM954 homes
completed
SACRED HEART CONVENT SECOND. SCHOOL SITE, SACRED HEART CONVENT SECOND. SCHOOL SITE, GORESBROOK ROAD, RM939 homes
completed
LAND SOUTH OF, LAND SOUTH OF, GORESBROOK ROAD, RM934 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£247,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM9 6YF

Full postcodeRM9 6YF
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardGoresbrook
Latitude51.532281
Longitude0.139387
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