Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.58626, 0.12675

RM6 5PL— Chadwell Heath, Barking and Dagenham

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 77/100Transport 15/100Yield 4.26%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
37
Safety
77
Schools
46
Transport
15
Environment
64
Investment
51

The bottom line

RM6 5PL offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 55 min to city — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how RM6 5PL scores on each.

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Location

RM6 5PL

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 5PL

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How RM6 5PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Rose Lane Primary School

Requires Improvement · Inspected Jan 2024 · 8 min walk

KS2: 102.1

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 21 min walk

P8: +0.38A8: 51.2

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 73 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)

1

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.7km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
2%
D
14%

Based on 16 properties · Confidence: medium

Street mix

Terraced 89%Detached 11%

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£202,250
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
WallsTimber frame, as built, partial insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.2%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.6%

per year

Acceleration

+16.88

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Detached11.8%
Terraced88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£52k£64k+22.1%1
Post-dot-com plateau2002–2003£110k£159k+44.5%1
Pre-crash peak2005–2005£156k£156k+0%2
GFC & correction2010–2010£175k£175k+0%1
Help-to-Buy recovery2014–2016£200k£338k+69%1.5
Brexit uncertainty2017–2019£318k£300k-5.5%1.5
Pandemic surge2020–2021£275k£299k+8.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
6.1%
District
5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
25 min walk
Chadwell HeathNational Rail
25 min walk
Goodmayes Rail StationElizabeth line
32 min walk
Barkingside Underground StationCentral
33 min walk
Fairlop Underground StationCentral
34 min walk
No bus stops within 400m

4

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria70 min ↑
Waterloo68 min ↑
Canary Wharf57 min ↑
City ★55 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 park193m
Santander docks (800m)0
Nearest cycle dock9.6 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: 15.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 4.1 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

1,540 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

9 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 · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (560 m)

Nearest supermarketCostcutter · 1.7 km
1 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)

621m

Post office

Nearby shops

Rose Lane Convenience624 m
Marks Gate Groceries647 m
Co-op Food649 m

Nearby pubs

The Harrow560 m
Food hygiene (5-star)50% of 2

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

A1 CONSTRUCTION (LONDON) LTD
ESSENTIALS VAULT LTD
GADAMUS LTD
LUCKY SKIP HIRE LTD
STARLING SOLUTIONS GROUP LTD

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

2.2

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,610m
Crossrail 2 route12,902m

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)
24
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
75%
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)
6
Largest scheme
31 homes · PEGRAM HOUSE, 21, PEGRAM HOUSE, 21, LONGHAYES AVENUE, RM6 5HB
Pipeline pressure
NONE

Named schemes (500m)

The Crooked Billet, The Crooked Billet, Billet Road, Romford, RM6 5PR8 homes
completed
32E, 32E, Nash Road, RM6 5JL1 homes
completed
Land forming part of 27, Land forming part of 27, Padnall Road, Romford, RM6 5HX1 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 5PL

Full postcodeRM6 5PL
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.586261
Longitude0.126750
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