Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.58262, 0.13004

RM6 5BL— Chadwell Heath, Barking and Dagenham

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

Under-the-radar value

 

Schools 67%Safety 79/100Transport 13/100Yield 4.91%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
44
Safety
79
Schools
68
Transport
13
Environment
62
Investment
51

The bottom line

RM6 5BL offers low crime and fast broadband at £330,000 median — 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 5BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income-23.3% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for RM6 5BL

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

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“Under-the-radar value”

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How RM6 5BL 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 · 7 min walk

KS2: 102.1

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 13 min walk

P8: +0.38A8: 48.3

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 72 min walk

3 primaries · 0 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)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hainault Fire Station · 3.2km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

-17.0%

This year

Terraced

Dominant type

Price history

5-year change
-2.9%
Sales (24 months)7
New build0.0%
Avg semi-detached£390,000
Avg terraced£330,000
Price per m²£4,803/m²
Price per ft²£446/ft²
Avg floor area68.8 m²

EPC breakdown

B
3%
C
25%
D
26%
E
3%
F
1%

Based on 58 properties · Confidence: high

Street mix

Semi 6%Terraced 94%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.2×

Price-to-income

£1,651/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,770
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.4%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-3.12

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached6%
Terraced94%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£73k+32.3%3.5
Post-dot-com plateau2001–2004£89k£170k+91%4
Pre-crash peak2005–2007£147k£179k+21.8%4.7
GFC & correction2008–2012£160k£148k-7.5%1.4
Help-to-Buy recovery2013–2016£163k£268k+64.9%2
Brexit uncertainty2017–2019£295k£290k-1.7%3
Pandemic surge2020–2021£299k£340k+13.7%3
Rate-rise correction2022–2022£332k£332k+0%4
Current market2024–2026£320k£330k+3.1%2.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+0.9% α
Local
4.8%
District
3.9%
Terraced-0.2% α
Local
6.6%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing5
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 StationElizabeth line line
19.4 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
20 min walk
Chadwell HeathNational Rail
20 min walk
Goodmayes Rail StationElizabeth line
29 min walk
Newbury Park Underground StationCentral
36 min walk
Barkingside Underground StationCentral
36 min walk
No bus stops within 400m

8

Walkability score

28

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock9.7 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 4.5 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

7 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (664 m)

No restaurants within 800m — nearest: The Moby Dick (752 m)

Nearest supermarketFreshco · 1.3 km

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)

438m

Post office

Nearby shops

Co-op Food427 m
Marks Gate Groceries429 m
Rose Lane Convenience442 m
Chadwell Supermarket1.1 km

Nearby restaurants

The Moby Dick752 m

Nearby pubs

The Harrow664 m

Nearby health

Chadwell Heath Surgery1.1 km
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

BUILDEX SERVICE LTD
DEVOTEDUK LIMITED
DOBRIKOV LTD
EURO ROD (LONDON) LIMITED
F ALAM LIMITED

+12 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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

33.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,422m
Crossrail 2 route13,143m

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%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
30
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
13
Local approval rate
70%
Borough approval rate
60%
Historic landfill (400m)
1
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)

PEGRAM HOUSE, 21, PEGRAM HOUSE, 21, LONGHAYES AVENUE, RM6 5HB31 homes
completed
33-37, 33-37, NASH ROAD, CHADWELL HEATH, RM615 homes
completed
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
24, Inverclyde Gardens, Chadwell Heath, RM6 5SH3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM6 5BL

Full postcodeRM6 5BL
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.582622
Longitude0.130044
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