Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.58492, 0.13243

RM6 5HB— Chadwell Heath, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 67%Safety 77/100Transport 12/100Yield 4.26%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
37
Safety
77
Schools
68
Transport
12
Environment
62
Investment
51

The bottom line

RM6 5HB offers low crime and fast broadband — strong value for Families 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 5HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-23.3% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for RM6 5HB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM6 5HB 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 · 3 min walk

KS2: 102.1

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 14 min walk

P8: +0.38A8: 48.3

67% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+16% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour24%
Other22%
Vehicle crime11%
Drug offences9%
Burglary1%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Hainault Fire Station · 3.1km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area56 m²

EPC breakdown

B
2%
C
45%
D
8%

Based on 55 properties · Confidence: high

Street mix

Semi 42%Terraced 58%

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£140,000
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 fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2022 · CAGR

+5.7%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+3.94

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached41.7%
Terraced58.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£120k£224k+86.7%1
Pre-crash peak2005–2006£158k£165k+4.4%1
GFC & correction2010–2010£177k£177k+0%2
Help-to-Buy recovery2013–2013£190k£190k+0%1
Brexit uncertainty2017–2019£330k£330k+0%1
Pandemic surge2020–2020£350k£350k+0%1
Rate-rise correction2022–2022£385k£385k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
22.6 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
24 min walk
Chadwell HeathNational Rail
24 min walk
Goodmayes Rail StationElizabeth line
33 min walk
Barkingside Underground StationCentral
38 min walk
Fairlop Underground StationCentral
39 min walk
No bus stops within 400m

11

Walkability score

61

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park208m
Santander docks (800m)0
Nearest cycle dock10.0 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 4.3 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

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 1.6 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

12

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No restaurants within 800m — nearest: The Moby Dick (732 m)

Nearest supermarketFreshco · 1.5 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

204m

Post office

Nearby shops

Rose Lane Convenience208 m
Marks Gate Groceries226 m
Co-op Food228 m

Nearby restaurants

The Moby Dick732 m
McDonald's856 m

Nearby pubs

The Harrow362 m
Food hygiene (5-star)56% of 18

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

BITHO SERVICES LIMITED
DON PROFESIONALS LIMITED
FEROZA DELUXE LTD
PEARL LODGE CARE HOME LTD
RELIANCEMOVE LTD

+1 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 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

8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,725m
Crossrail 2 route13,299m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,021 nationally

1,817

Est. population

12,766/km²

51%

Employed

33%

Degree educated

£32,200

Median income

8.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

34%
19%
22%
15%
Under 1834%
18–3419%
35–4922%
50–6415%
65+11%

Tenure

21%
17%
51%
Own outright10%
Own (mortgage)21%
Private rent17%
Social rent51%
Rent free1%

Ethnicity

30%
14%
22%
24%
White British30%
White Other14%
Asian22%
Black24%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household40%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent51%
Private rent17%

vs. London

Income vs London-23.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
33
Commercial apps (800m)
0
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
100%
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)
7
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
PEGRAM HOUSE, 21, PEGRAM HOUSE, 21, LONGHAYES AVENUE, RM6 5HB31 homes
completed
33-37, 33-37, NASH ROAD, CHADWELL HEATH, RM615 homes
completed
The Crooked Billet, The Crooked Billet, Billet Road, Romford, RM6 5PR8 homes
completed
17, 17, Longhayes Avenue, RM6 5HB2 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 5HB

Full postcodeRM6 5HB
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.584916
Longitude0.132432
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