Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.59628, 0.14771

RM5 2DB— Chadwell Heath, Barking and Dagenham

Location and area intelligence for RM5 2DB, Chadwell Heath, Barking and Dagenham

 

Schools 100%Safety 73/100Transport 9/100Yield 3.66%

Best for: Families

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

Liveability
32
Safety
73
Schools
100
Transport
9
Environment
66
Investment
45

The bottom line

RM5 2DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 69 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 2DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-23.3% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for RM5 2DB

🛡️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🌳 Good Parks🔒 Very Safe
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How RM5 2DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Crownfield Infant School

Not yet inspected · 9 min walk

KS2: 100.9

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 28 min walk

P8: +0.38A8: 48.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 96 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+52% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour21%
Other19%
Drug offences9%
Vehicle crime7%
Burglary5%
Theft2%
Robbery1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 2.3km

Crime is +73% above London average

Property

Prices, sales volume and market trends

Avg floor area54 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£135,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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 Distribution

P25: £300k–£350k · P75: £300k–£350k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£328k£328k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
43 min walk
Chadwell HeathNational Rail
43 min walk
Romford Rail StationElizabeth line · Liberty
43 min walk
Hainault Underground StationCentral
48 min walk
Fairlop Underground StationCentral
49 min walk
No bus stops within 400m

6

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria85 min ↑
Waterloo82 min ↑
Canary Wharf ★69 min
City70 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)65
Nearest car park486m
Santander docks (800m)0
Nearest cycle dock11.2 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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 13%
More green space than 81% of London

Nearest SSSI: Hainault Forest SSSI — 3.1 km

Energy

Solar: 857 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 yield857.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MARKS GATE HEALTH CENTRE

LAWN FARM GROVE, CHADWELL HEATH, RM6 5LL

19 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalKing George Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: McDonald's (843 m)

Nearest supermarketTesco · 1.2 km
1 tennis courts

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)

1.5km

Post office

Nearby restaurants

McDonald's843 m
Food hygiene (5-star)80% of 10

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

CORNERSTONE EDUCATION LTD
LMSA LTD
SMITH-ALEXANDER FOUNDATION CIC
SMITH-ALEXANDER LTD

Investment

Investment grade, yield and market outlook

45

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

4.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,373m
Crossrail 2 route14,380m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,841 nationally

2,082

Est. population

2,952/km²

54%

Employed

26%

Degree educated

£32,200

Median income

6.4%

Claimant rate

SuburbanLow densitySocially diverse / deprived

46

Community stability

Age profile

35%
21%
20%
15%
Under 1835%
18–3421%
35–4920%
50–6415%
65+9%

Tenure

27%
14%
46%
Own outright13%
Own (mortgage)27%
Private rent14%
Social rent46%
Shared ownership1%

Ethnicity

46%
17%
16%
White British46%
White Other13%
Asian17%
Black16%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household31%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent46%
Private rent14%

vs. London

Income vs London-23.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
1
Largest scheme
2 homes · 2, 2, Hamlet Road, Romford, RM5 2DS
Pipeline pressure
NONE

Named schemes (500m)

2, 2, Hamlet Road, Romford, RM5 2DS2 homes
completed
50, 50, HOG HILL ROAD, Romford, RM5 2DH2 homes
completed
4, 4, Hamlet Road (rear of), Romford, RM5 2DS1 homes
completed
2, 2, Hamlet Road, Romford, RM5 2DS1 homes
completed
Land rear of 7, Land rear of 7, Hamlet Close, Collier Row, RM5 2DT1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.6%
Ward turnout
87%
Election year
2026
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Sade BrightLabour
Simon PerryLabour
Michel PongoLabour

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Key facts for RM5 2DB

Full postcodeRM5 2DB
Postcode districtRM5
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.596283
Longitude0.147707
Parliamentary constituencyIlford South
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
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