Complete Area Guide to Dagenham

Full-Access Guide to Living in Dagenham

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Living in Dagenham

Suburban Green Spaces and Community Feel Close to the City Centre

Dagenham is part of the Barking and Dagenham Borough. The dynamic regeneration plans undertaken here in recent years have transformed the area from industrial wasteland to a neighbourhood with thriving economic development and continue to do so as many are still underway.

Dagenham’s incredibly accessible location, its great housing stock available at very affordable prices, and its vast green areas have contributed to a massive increase in people looking to relocate to this suburban-feel urban centre over recent years. With its own science and technology park and attracting numerous start-ups, Dagenham is slowly but steadily revealing its potential for regeneration and economic growth.

Dagenham’s proud, culturally diverse community is setting new standards for progress for neighbouring areas and is ready for Dagenham to take on the name of one of the top spots to live in London.

If you are interested in a Zone 5 property, Dagenham will definitely not disappoint in terms of affordability, availability, and potential for return on investment. The area is ideal for young families and investors alike and offers many amenities and opportunities at still amazingly low prices.

About the Area

Dagenham is located in East London and is part of the Barking and Dagenham Borough, one of the six London boroughs that hosted the 2012 Olympic Games. It’s a very accessible suburban town, only 11.5 miles from Charing Cross.

It used to be an Essex parish and an underdeveloped agrarian village until 1921. That is when the London County Council started building the Becontree estate, which led to the first large increase in population. Dagenham has been part of Greater London since 1965.

Presently, Dagenham is a regenerated residential district that still holds the signs of its industrial past. The most iconic industrial site is the Ford plant that has been in Dagenham since 1931. It was designed to become one of the largest car plants in Europe, with a size of 500 acres. At its peak, the Ford plant was employing 40,000 people in a 4,000,000 square feet facility.

The southern part of Dagenham, adjacent to the River Thames is part of the London Riverside section of the Thames Gateway redevelopment area that will bring about many new projects bound to revive the area even further.

Transportation

UNDERGROUND – District Line

  • Becontree
  • Dagenham East
  • Dagenham Heathway

C2C

  • Dagenham Dock station

TFL

  • Chadwell Heath station

Dagenham also has a planned extension of the Docklands Light Railway from Gallions Reach to Dagenham Dock and access to very good bus routes.

AIRPORT

London Airport – 15 minutes by car

AREA GUIDE DAGENHAM

Dagenham offers plenty of opportunities for fun, leisure, and shopping. It has vast green areas including a 208-acre nature reserve – the Eastbrookend County Park, a modern shopping centre – The Heathway, a manor house museum, and great multi-cultural dining experiences available almost everywhere you look.

Our Dagenham estate agents have put together a list of the most popular attractions in the area:

ATTRACTIONS  –  ARCHITECTURE  –  PARKS  –  SHOPPING

Attractions

  • Valence House – a manor house and parkland on Becontree Avenue dating back to the 13th century that serves as the borough’s local history museum
  • Eastbrookend County Park – a 208-acre rural wilderness nature reserve, with lakes and woodland
  • Eastbury Manor House – a brick Tudor house built in the 17th-century, hosting six centuries of history, tours, wall paintings, and a wide range of family-friendly activities and events
  • Goresbrook Park – a green, open space where you can catch up on your outdoor activities and enjoy some leisure time
  • The Chase Nature Reserve – a peaceful protected parkland where you can enjoy rare bird sightings and a wide array of flora and fauna.

Architecture

The housing stock in the Dagenham area is mostly made up of affordable, semi-detached houses built in the 1960s and 1970s. There are also a few modern residential developments for those looking for a more contemporary style of home.

Parks

It’s hard to beat the number of green areas Dagenham has to offer. Many parks and open green areas like The Leys, Beam Valley Country Park, or the Chase Nature Reserve, and Eastbrookend Country Park.

Population

Dagenham is the home of 106,247 residents according to the 2011 Census. The population here is culturally diverse with many residents of African and British descent.

Shopping

Dagenham has its own Heathway Shopping Centre, a popular shopping destination that attracts over 70,000 visitors every week. It is also close to Barking’s Lakeside shopping center, one of the largest in the area.

Average Property Prices

Dagenham offers buyers great potential for return on investment. Renters are attracted to the area for the value for money the large spaces and good standards offer. Dagenham estate agents say that the area has a good housing stock and many affordable homes with investment potential.

Here are the average property prices in the Dagenham area:

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Average Weekly Rental Prices

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Average Sale Prices

New Developments in the Area

Dagenham doesn’t have as many high-profile new builds as Barking, but it does have many medium-sized modern developments where buyers can find the contemporary amenities they are looking for. Here are some of the future developments coming to Dagenham:

  • Beam Park – an ambitious development planning to build more than 3,000 new homes by 2030 on a 720-acre site beside the River Beam in east London, a part of the former Ford plant at Dagenham
  • New Road – plans are in place for the demolition of existing buildings and the redevelopment of the site for residential use. The project includes 259 residential units, plus car parks and landscaping
  • Church Elm Lane – demolition is making way to 5 new 9-storey buildings hosting 75 new residential units and a commercial space

Schools in Dagenham

Dagenham has many schools. Here is a shortlist of the most well-ranked schools in the Dagenham area:

  • Dagenham Park Church of England School
  • Becontree Primary School
  • Beam County Primary School
  • St Vincent’s Catholic Primary School
  • William Ford Church of England Junior School
  • Rush Green Primary School
  • The Saint Teresa Catholic Primary School
  • Riverside School
  • Goresbrook School
  • Sydney Russell School
  • Richard Alibon Primary School
  • Elutec
  • Alamiyah School
  • William Bellamy Primary School
  • Robert Clack Upper School
  • Palmer Catholic Academy

  • Eastbrook School
  • Roding Primary School
  • Valence Primary School
  • Parsloes Primary School

Hospitals

Residents can choose from several medical facilities in Dagenham. Here is a shortlist of medical care facilities you can find in the area:

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The Beam Park Development in Dagenham

Beam Park is the most ambitious project being developed in Dagenham right now. The planning permission was issued in September 2018. The project comprises 3,000 homes providing 50% affordable housing. The development includes a new railway station, a medical centre, two schools, retail spaces, a gym, nursery, community facilities, a multi-purpose space, and two energy centres. The Beam Park will also feature a new transport station set to open in May 2022on the C2C line that will significantly improve the area’s direct links to the City Centre.

Prices for a studio in Beam Park start at £225,000. A three-bedroom house costs £465,000. Homes in Beam Park can be acquired through Help to Buy with a minimum deposit of 5%. Shared-ownership options for first-time buyers will also be available as of 2021.

Beam Park’s design is catered to by the well-known Patel Taylor architectswhich also worked on the projects at Battersea Power Station and Thames Barrier Park.Half of the entire space of the project is made up of green areas and there are also riverside walkways included. There are plans to include more facilities such as sports pitches, a gym, a swimming pool, pedestrian and cycle routes. Infrastructure facilities include schools, a nursery, and a health centre.

Other Developments in Dagenham

Apart from benefitting from the London Riverside regeneration plans and Beam Park, Dagenham has even more transformative developments underway.

In July 2020, the Barking and Dagenham Council’s planning committee unanimously voted to approve the plans for a Hollywood-style film studio in Dagenham. The £110 million project will create 1,200 jobs and will have a major impact on the area’s development. It will include production offices, sound stages, dressing rooms and workshops. The studio will be built on a 22-acre former pharmaceutical factory site at London East Business and Technical Park, on Yewtree Avenue.

Another one of these plans is the Ford £190m investment in the production of new low-carbon diesel engines at the Dagenham plant that will increase the plant’s capacity to half a million two-litre engines a year for cars and vans.The investment plan includes £8.9m from the Government’s Regional Growth Fund and is set to create over 300 jobs.

Dagenham is also home to Londoneast-uk Business and Technical Park – a multi-occupancy business and science park.It hosts small start-up businessesand larger corporate organisationsand has a wide range of serviced office and laboratory spaces. Recently, it started plans for a £3.8 million high-tech scientific research and development centre on the former Sanofi site with specialist laboratories and a post-incubator science facility. It will accommodate up to 15 businesses and create more than 90 jobs.

The former Barking Reach Power Station site is also on its way to being transformed. It was bought by the City of London as a potential location to consolidate three of London’s historic wholesale markets: Billingsgate, Smithfield, and New Spitalfields.

Dagenham Estate Agent Tips

Dagenham Estate Agents recommend the area for its lush and ample green areas and its very close-knit community feel. Dagenham residents are proud of their heritage and their neighbourhood. This is seen in the care they give to local community events and the level of attention they offer to local improvement plans.

The Barking and Dagenham borough has seen impressive increases in property prices in recent years – 51% over the last 5 years. Prices are set to continue their rise, so investors looking to make a purchase in this area shouldn’t wait too long to make a decision. Otherwise, they will end up regretting it. Buying now can guarantee you still benefit from the great value for money Dagenham properties can bring to first-time buyers, as well as the amazing return on investment it can yield for buy-to-let investors.

Things to Do in Dagenham

Dagenham is ideal for people who want to live in a quiet, green area not far from the City Centre. It has a suburban feel, but the transport links it offers make it anything but suburban.

There is a wide choice of local pubs, bars, and restaurants and, if you want a more bustling scene, Central London is just a stone’s throw away. Young residents and families with children can enjoy the many parks and open green areas where they can practice sports, take long walks, or cycle.

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