Chadwell · Redbridge · Ilford South constituency · 51.57799, 0.12580

RM6 5AX— Chadwell, Redbridge

Location and area intelligence for RM6 5AX, Chadwell, Redbridge

London's quiet achiever

 

Schools 50%Safety 85/100Transport 24/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
85
Schools
30
Transport
24
Environment
65
Investment
42

The bottom line

RM6 5AX offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM6 5AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-43.0% vs London avg

Deep-dive guides for RM6 5AX

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How RM6 5AX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

St Bede's Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 1 min walk

KS2: 109.5

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 11 min walk

P8: +0.38A8: 51.2

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.1 incidents per 1,000 residents

Better than 73% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences46%
Anti-social behaviour14%
Other14%
Vehicle crime13%
Robbery4%
Burglary4%
Drug offences3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 3.5km

Crime is 43% below 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£7,224/m²
Price per ft²£671/ft²
Avg floor area64.5 m²

EPC breakdown

C
5%
D
6%
E
7%

Based on 18 properties · Confidence: medium

Street mix

Terraced 100%

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£161,250
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 DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+645%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

-9.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£130k+124.1%1
Post-dot-com plateau2001–2003£240k£177k-26.1%1.3
Pre-crash peak2005–2005£220k£220k+0%1
GFC & correction2008–2012£260k£212k-18.5%1
Help-to-Buy recovery2015–2015£309k£309k+0%2
Brexit uncertainty2018–2018£425k£425k+0%1
Pandemic surge2021–2021£450k£450k+0%1
Current market2025–2025£432k£432k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.1%
District
4.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

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 Rail StationElizabeth line line
13.5 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
14 min walk
Chadwell HeathNational Rail
14 min walk
Goodmayes Rail StationElizabeth line
22 min walk
Newbury Park Underground StationCentral
31 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
32 min walk
No bus stops within 400m

8

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City59 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park535m
Santander docks (800m)0
Nearest cycle dock9.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 15.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 34%
More green space than 83% of London

Nearest SSSI: Hainault Forest 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

1,520 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

GROVE SURGERY

200 CHADWELL HEATH LANE, CHADWELL HEATH, RM6 4YU

4 min walk

56%

Recommend GP

56%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.0 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

20

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hawbush (738 m)

No restaurants within 800m — nearest: Yankees Chicken (845 m)

Nearest supermarketCostcutter · 849 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

920m

Post office

Nearby shops

Chadwell Supermarket544 m
Just Drinks 4U844 m
DU'A Foods847 m
Chop Meat850 m

Nearby cafes

Il Patio850 m
Sip & Savour Cafe858 m
Foodies880 m
Bon Appetit915 m

Nearby restaurants

Yankees Chicken845 m
Subway845 m
German Doner Kebab846 m
Spice Hut853 m

Nearby pubs

The Hawbush738 m
The Eva Hart886 m

Nearby pharmacies

Wellbeing Pharmacy845 m

Nearby health

Chadwell Heath Surgery532 m
Chadwell Dental Care844 m
Food hygiene (5-star)60% of 20

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DEVINE FLOWER PROPERTY LIMITED
RUSSELL NEWS SQUARE LIMITED

Investment

Investment grade, yield and market outlook

42

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,834m
Crossrail 2 route12,885m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,410 nationally

1,911

Est. population

10,854/km²

59%

Employed

40%

Degree educated

6.8%

Claimant rate

SuburbanHigh densityEstablished mixed

55

Community stability

Age profile

32%
20%
23%
17%
Under 1832%
18–3420%
35–4923%
50–6417%
65+9%

Tenure

26%
47%
17%
Own outright26%
Own (mortgage)47%
Private rent17%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

23%
49%
14%
White British23%
White Other5%
Asian49%
Black14%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household17%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent17%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
15
Local approval rate
62%
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)
10
Largest scheme
397 homes · FORMER CHADWELL HEATH HOSPITAL, FORMER CHADWELL HEATH HOSPITAL, GROVE ROAD, RM6 4PE
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, GREGORY ROAD, RM614 homes
completed
Development site adjacent 24-26, Development site adjacent 24-26, Field Park Crescent, Romford, RM6 5AP6 homes
completed
15, 15, Mansfield Road, Ilford, IG15 homes
completed
24, Inverclyde Gardens, Chadwell Heath, RM6 5SH3 homes
completed
Development Site Rear 8 To 10, Rear of 8 to 10, Freshwell Avenue, Chadwell Heath2 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 5AX

Full postcodeRM6 5AX
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.577986
Longitude0.125801
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