Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.58183, 0.13865

RM6 5EL— Chadwell Heath, Barking and Dagenham

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

The family fortress

 

Schools 67%Safety 79/100Transport 10/100Yield 4.26%

Best for: Families

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Car-dependent area — limited public transport

Liveability
40
Safety
79
Schools
68
Transport
10
Environment
80
Investment
49

The bottom line

RM6 5EL offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 64 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 5EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-23.3% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for RM6 5EL

🛡️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 Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM6 5EL 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 · 7 min walk

P8: +0.38A8: 48.3

67% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.6 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences33%
Other27%
Anti-social behaviour16%
Drug offences10%
Vehicle crime8%
Robbery4%
Burglary3%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.8km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area52.9 m²

EPC breakdown

C
17%
D
52%
E
4%
F
2%
G
1%

Based on 76 properties · Confidence: high

Street mix

Flat 100%

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£132,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+5.8%

Total change

+243%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-8.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%1
Post-dot-com plateau2003–2003£65k£65k+0%1
Pre-crash peak2006–2006£123k£123k+0%1
GFC & correction2010–2010£102k£102k+0%1
Help-to-Buy recovery2016–2016£190k£190k+0%1
Brexit uncertainty2018–2019£209k£216k+3.3%2
Pandemic surge2021–2021£206k£206k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.9% alpha

Flat/maisonette-2.9% α
Local
-2.4%
District
0.5%

CAGR over 2yr 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
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
19.9 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
21 min walk
Chadwell HeathNational Rail
21 min walk
Goodmayes Rail StationElizabeth line
33 min walk
Romford Rail StationLiberty · Elizabeth line
40 min walk
Newbury Park Underground StationCentral
43 min walk
No bus stops within 400m

17

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria81 min ↑
Waterloo76 min ↑
Canary Wharf ★64 min
City68 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 park476m
Santander docks (800m)0
Nearest cycle dock10.3 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 58%
More green space than 99% 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

4 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalKing George Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

1

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 (742 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)

397m

Post office

Nearby shops

Co-op Food350 m
Marks Gate Groceries354 m
Rose Lane Convenience396 m
Tav Supermarket1.1 km

Nearby restaurants

The Moby Dick182 m
McDonald's889 m
Chutney Chat1.1 km
Peri Peri Paradise1.1 km

Nearby pubs

The Harrow742 m
Tollgate Tavern1.1 km
212 Lounge1.1 km
Nebula1.1 km

Nearby pharmacies

Britannia Pharmacy1.1 km
Super-Care Pharmacy1.1 km

Nearby health

Ashton Gardens Surgery1.1 km
Chadwell Heath Orthodontic Practice1.1 km
Food hygiene (5-star)64% of 22

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ATHLETICFIT UK LIMITED
BORA BUILD LTD
FLOSH CONCEPT LTD
PIXIE DUST EVENTS MANAGEMENT LTD.
TANK MEDICAL LIMITED

Investment

Investment grade, yield and market outlook

49

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 score11/100
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

2.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,723m
Crossrail 2 route13,743m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,345 nationally

2,563

Est. population

8,768/km²

57%

Employed

33%

Degree educated

£32,200

Median income

8.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

38%
19%
23%
Under 1839%
18–3419%
35–4923%
50–6413%
65+7%

Tenure

21%
59%
Own outright8%
Own (mortgage)21%
Private rent12%
Social rent59%
Shared ownership0%
Rent free0%

Ethnicity

36%
17%
28%
White British36%
White Other10%
Asian17%
Black28%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household35%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent59%
Private rent12%

vs. London

Income vs London-23.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
94
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (3 years)
3
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)
3
Largest scheme
121 homes · PT OF FORMER WARREN COMPREHENSIVE SCHOOL, PT OF FORMER WARREN COMPREHENSIVE SCHOOL, ROSE LANE, RM6
Pipeline pressure
NONE

Named schemes (500m)

St Marks Redevelopment Sites, ROSE LANE88 homes
completed
Land South Of Cemetery, Land South Of Cemetery, WHALEBONE LANE NORTH, Romford55 homes
completed
Garages, Highview House, Garages, Highview House, Hatch Grove, Romford, RM6 5NS20 homes
completed
17, 17, Lawn Farm Grove, Romford, RM6 5LL2 homes
completed
163, 163, Padnall Road, Romford, RM6 5EP1 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 5EL

Full postcodeRM6 5EL
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.581826
Longitude0.138653
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