Chadwell · Redbridge · Ilford South constituency · 51.56868, 0.12897

RM6 4EE— Chadwell, Redbridge

Location and area intelligence for RM6 4EE, Chadwell, Redbridge

London's quiet achiever

 

Safety 77/100Transport 56/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
53
Safety
77
Schools
—
Transport
56
Environment
64
Investment
54

The bottom line

RM6 4EE offers low crime — strong value for Families who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

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Location

RM6 4EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+35.0% vs London avg

Deep-dive guides for RM6 4EE

🛡️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🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How RM6 4EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Chadwell Primary School

Not yet inspected · Inspected May 2025 · 6 min walk

KS2: 106.7

—

Secondary

Mayfield School

Not yet inspected · 9 min walk

P8: 0.00A8: 45.3

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 63 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.8 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+38% vs borough

Crime by type

Violence & sexual offences23%
Other22%
Anti-social behaviour20%
Vehicle crime15%
Drug offences6%
Robbery6%
Burglary4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.2km

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM6 district median

£380,000

Based on 97 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,705/m²
Price per ft²£530/ft²
Avg floor area45.1 m²

EPC breakdown

B
1%
C
14%
D
22%
E
1%
F
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/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£112,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.7%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-10.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 79 sales

Property Type Mix

Total: 79 sales

Terraced1.3%
Flat/maisonette98.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£65k+30%4.2
Post-dot-com plateau2001–2004£76k£125k+64.5%6.5
Pre-crash peak2005–2007£142k£124k-12.7%3
GFC & correction2008–2012£148k£105k-29.1%1.8
Help-to-Buy recovery2014–2016£145k£206k+42.1%2
Brexit uncertainty2017–2018£155k£235k+51.6%2
Pandemic surge2020–2020£150k£150k+0%1
Rate-rise correction2022–2023£223k£234k+5.1%2
Current market2025–2026£255k£253k-1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.7%
District
5.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Chadwell Heath Rail StationElizabeth line line
0.8 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
1 min walk
Chadwell HeathNational Rail
1 min walk
Goodmayes Rail StationElizabeth line
16 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
28 min walk
Newbury Park Underground StationCentral
35 min walk
No bus stops within 400m

41

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf ★51 min
City55 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park88m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
142m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G96%

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: 15.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 64%
More green space than 81% of London

Nearest SSSI: Hainault Forest SSSI — 6.1 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

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHADWELL HEATH SURGERY

72-74 CHADWELL HEATH LANE, CHADWELL HEATH, RM6 4AF

8 min walk

48%

Recommend GP

48%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

20

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketCostcutter · 280 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

381m

Post office

Nearby shops

DU'A Foods217 m
Chadwell Express223 m
Just Drinks 4U237 m
Chop Meat284 m

Nearby cafes

Foodies192 m
Sip & Savour Cafe203 m
Il Patio288 m
Bon Appetit477 m

Nearby restaurants

Best Kebab House197 m
Melih BBQ203 m
Kebabish Original204 m
Sweets Town & Grill210 m

Nearby pubs

The Eva Hart214 m

Nearby pharmacies

Wellbeing Pharmacy226 m
Britannia Pharmacy749 m

Nearby health

Chadwell Dental Care234 m
Chadwell Heath Surgery566 m
Chadwell Heath Orthodontic Practice741 m
Food hygiene (5-star)40% of 83

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ANKUSH CONSTRUCTION LIMITED
SHARMA CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,172m
Crossrail 2 route13,234m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,339 nationally

2,142

Est. population

18,395/km²

62%

Employed

39%

Degree educated

7.6%

Claimant rate

Inner cityVery high densityEstablished mixed

34

Community stability

Age profile

29%
23%
26%
15%
Under 1829%
18–3423%
35–4926%
50–6415%
65+8%

Tenure

18%
25%
47%
Own outright18%
Own (mortgage)25%
Private rent47%
Social rent9%
Shared ownership0%
Rent free1%

Ethnicity

17%
13%
47%
13%
White British17%
White Other13%
Asian47%
Black13%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household36%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent47%
Social rent9%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
3
Local approval rate
38%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
176 homes · FORMER WANGYE WORKS, 950, FORMER WANGYE WORKS, 950, HIGH ROAD, CHADWELL HEATH, RM6
Pipeline pressure
NONE

Named schemes (500m)

NORTH EAST SIDE OF JUNCTION, NORTH EAST SIDE OF JUNCTION, FRESHWATER ROAD, STATION ROAD, RM6 4135 homes
completed
ACROW WORKS, ACROW WORKS, STATION ROAD, RM6 4DJ58 homes
completed
LAND AT REAR OF, 2-36, LAND AT REAR OF, 2-36, BURNSIDE ROAD, RM945 homes
completed
SITE OF, 4-8, SITE OF, 4-8, CHADWELL HEATH LANE, HIGH ROAD (REAR OF 9-19), RM6 4LS29 homes
completed
4-18, 4-18, BARON ROAD, PETERS CLOSE, RM827 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Hannah Amirah ChaudhryLabour
Bert Alexander JonesLabour
Anne Marie SachsLabour

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Key facts for RM6 4EE

Full postcodeRM6 4EE
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.568675
Longitude0.128974
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
Survey