Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.58150, 0.13344

RM6 5BF— Chadwell Heath, Barking and Dagenham

Location and area intelligence for RM6 5BF, Chadwell Heath, Barking and Dagenham

The family fortress

 

Schools 67%Safety 79/100Transport 15/100Yield 4.26%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
46
Safety
79
Schools
68
Transport
15
Environment
67
Investment
51

The bottom line

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

The catch: 59 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 5BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-23.3% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for RM6 5BF

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

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Compare RM6 5BF with:

Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM6 5BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★

Primary

Rose Lane Primary School

Requires Improvement · Inspected Jan 2024 · 6 min walk

KS2: 102.1

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 9 min walk

P8: +0.38A8: 48.3

67% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.3 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+2% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences21%
Other18%
Vehicle crime18%
Drug offences9%
Burglary3%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.9km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area122 m²

EPC breakdown

B
15%
C
11%

Based on 26 properties · Confidence: medium

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£305,000
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.14 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,770
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
19 min walk
Chadwell HeathNational Rail
19 min walk
Goodmayes Rail StationElizabeth line
30 min walk
Newbury Park Underground StationCentral
38 min walk
Barkingside Underground StationCentral
39 min walk
No bus stops within 400m

13

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria74 min ↑
Waterloo72 min ↑
Canary Wharf61 min ↑
City ★59 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 park350m
Santander docks (800m)0
Nearest cycle dock9.9 km

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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hainault Forest SSSI — 4.6 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 yield861.8 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

5 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 1.5 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

19

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Harrow (720 m)

Nearest supermarketFreshco · 1.2 km
2 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)

386m

Post office

Nearby shops

Co-op Food346 m
Marks Gate Groceries351 m
Rose Lane Convenience387 m
Bangla Bazaar1.1 km

Nearby cafes

Bon Appetit1.1 km
Il Patio1.2 km

Nearby restaurants

The Moby Dick493 m
Domino's1.1 km
Chutney Chat1.1 km
Chicken Spot1.1 km

Nearby pubs

The Harrow720 m

Nearby pharmacies

Britannia Pharmacy1.1 km

Nearby health

Chadwell Heath Orthodontic Practice1.1 km
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

ASHCHRIS LIMITED
EXPEDERENTERPRISES LIMITED
HEALTH SERVICES AT HOME LTD
JOPROPEZ LTD
MAMOG LIMITED

+2 more

Investment

Investment grade, yield and market outlook

51

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

16.2

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,468m
Crossrail 2 route13,385m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,432 nationally

1,819

Est. population

7,879/km²

54%

Employed

32%

Degree educated

£32,200

Median income

5.3%

Claimant rate

SuburbanHigh densityMixed

56

Community stability

Age profile

26%
18%
21%
15%
20%
Under 1826%
18–3418%
35–4921%
50–6415%
65+21%

Tenure

42%
34%
17%
Own outright42%
Own (mortgage)34%
Private rent17%
Social rent7%
Shared ownership0%

Ethnicity

31%
14%
36%
13%
White British31%
White Other14%
Asian36%
Black13%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household22%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent17%
Social rent7%

vs. London

Income vs London-23.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
104
Development activity
high
Residential apps (800m)
46
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
75%
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)
9
Largest scheme
88 homes · St Marks Redevelopment Sites, ROSE LANE
Pipeline pressure
NONE

Named schemes (500m)

St Marks Redevelopment Sites, ROSE LANE88 homes
completed
PEGRAM HOUSE, 21, PEGRAM HOUSE, 21, LONGHAYES AVENUE, RM6 5HB31 homes
completed
33-37, 33-37, NASH ROAD, CHADWELL HEATH, RM615 homes
completed
1, 1, West Park Close, Chadwell Heath, RM6 6XT4 homes
completed
1, 1, Warren Terrace, RM6 5SB2 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 RM6 5BF

Full postcodeRM6 5BF
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.581499
Longitude0.133441
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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