Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.58799, 0.13478

RM6 5PU— Chadwell Heath, Barking and Dagenham

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

 

Schools 50%Safety 73/100Transport 12/100Yield 4.26%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
36
Safety
73
Schools
58
Transport
12
Environment
59
Investment
50

The bottom line

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

The catch: 60 min to city — above average for this zone.

Less suited to Families.

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Location

RM6 5PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-23.3% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for RM6 5PU

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

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How RM6 5PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

58

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 · 16 min walk

P8: +0.38A8: 48.3

50% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+52% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour21%
Other19%
Drug offences9%
Vehicle crime7%
Burglary5%
Theft2%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hainault Fire Station · 2.9km

Crime is +73% above London average

Property

Prices, sales volume and market trends

Avg floor area135.9 m²

EPC breakdown

B
4%
C
8%
D
2%
E
3%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 25%Terraced 75%

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£339,750
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
WallsCavity wall, filled cavity
RoofPitched, 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

1995–2018 · CAGR

+10%

Total change

+796%

Market Activity

Price Velocity & Acceleration

Current Velocity

+74.6%

per year

Acceleration

+79.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£89k+54.8%1.3
Post-dot-com plateau2001–2004£123k£179k+45.5%2
Pre-crash peak2005–2007£175k£246k+40.6%1
Help-to-Buy recovery2014–2016£290k£310k+6.9%1
Brexit uncertainty2017–2018£295k£515k+74.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
28 min walk
Chadwell HeathNational Rail
28 min walk
Goodmayes Rail StationElizabeth line
37 min walk
Fairlop Underground StationCentral
39 min walk
Barkingside Underground StationCentral
40 min walk
No bus stops within 400m

7

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria75 min ↑
Waterloo72 min ↑
Canary Wharf62 min ↑
City ★60 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 park274m
Santander docks (800m)0
Nearest cycle dock10.2 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: 16.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 85% of London

Nearest SSSI: Hainault Forest SSSI — 3.9 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

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 1.8 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)

1

Convenience

No restaurants within 800m — nearest: McDonald's (553 m)

Nearest supermarketFreshco · 1.9 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)

362m

Post office

Nearby shops

Rose Lane Convenience362 m
Marks Gate Groceries407 m
Co-op Food412 m

Nearby restaurants

McDonald's553 m
The Moby Dick909 m

Nearby pubs

The Harrow29 m
Food hygiene (5-star)46% of 13

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
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

ACCOUNTING ENTERPRISE LTD
COSMOS CONSULTANCY SERVICES LTD
DMG FITNESS LIMITED
ECO REPAIR SERVICES LIMITED
FLARXS LIMITED

+2 more

Investment

Investment grade, yield and market outlook

50

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 score12/100
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

4.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,096m
Crossrail 2 route13,457m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,841 nationally

2,082

Est. population

2,952/km²

54%

Employed

26%

Degree educated

£32,200

Median income

6.4%

Claimant rate

SuburbanLow densitySocially diverse / deprived

46

Community stability

Age profile

35%
21%
20%
15%
Under 1835%
18–3421%
35–4920%
50–6415%
65+9%

Tenure

27%
14%
46%
Own outright13%
Own (mortgage)27%
Private rent14%
Social rent46%
Shared ownership1%

Ethnicity

46%
17%
16%
White British46%
White Other13%
Asian17%
Black16%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household31%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent46%
Private rent14%

vs. London

Income vs London-23.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
2
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)

PT OF FORMER WARREN COMPREHENSIVE SCHOOL, PT OF FORMER WARREN COMPREHENSIVE SCHOOL, ROSE LANE, RM6121 homes
completed
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, Rosehatch Lane, Romford, RM6 5NB2 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 5PU

Full postcodeRM6 5PU
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.587985
Longitude0.134785
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