Chadwell · Redbridge · Ilford South constituency · 51.57581, 0.12721

RM6 5RP— Chadwell, Redbridge

Location and area intelligence for RM6 5RP, Chadwell, Redbridge

London's quiet achiever

 

Schools 50%Safety 85/100Transport 44/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
57
Safety
85
Schools
30
Transport
44
Environment
63
Investment
46

The bottom line

RM6 5RP offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM6 5RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-43.0% vs London avg

Deep-dive guides for RM6 5RP

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

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Postcode Personality

🚇 Well-Connected🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How RM6 5RP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

St Bede's Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 2 min walk

KS2: 109.5

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.38A8: 51.2

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.1 incidents per 1,000 residents

Better than 73% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences46%
Anti-social behaviour14%
Other14%
Vehicle crime13%
Robbery4%
Burglary4%
Drug offences3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.8km

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM6 district median

£380,000

Based on 97 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,366/m²
Price per ft²£591/ft²
Avg floor area97.1 m²

EPC breakdown

C
1%
D
17%

Based on 18 properties · Confidence: medium

Street mix

Semi 40%Terraced 60%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£242,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+597%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

-31.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached40%
Terraced60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£106k+39.5%2.8
Post-dot-com plateau2002–2004£165k£203k+23%1.7
Pre-crash peak2005–2007£200k£241k+20.3%3.5
GFC & correction2008–2011£256k£200k-21.9%1.7
Help-to-Buy recovery2013–2015£280k£370k+32.1%1
Brexit uncertainty2017–2018£480k£228k-52.5%1.5
Pandemic surge2020–2020£445k£445k+0%3
Rate-rise correction2023–2023£480k£480k+0%1
Current market2024–2025£585k£530k-9.4%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Semi-detached

+0.7% alpha

Terraced+1.1% α
Local
8%
District
6.9%
Semi-detached+0.7% α
Local
8.1%
District
7.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Chadwell Heath Rail StationElizabeth line line
10.5 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
11 min walk
Chadwell HeathNational Rail
11 min walk
Goodmayes Rail StationElizabeth line
20 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
31 min walk
Newbury Park Underground StationCentral
32 min walk
No bus stops within 400m

22

Walkability score

0

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City59 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park595m
Santander docks (800m)0
Nearest cycle dock9.4 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 5G96%

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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.3 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Hainault Forest SSSI — 5.3 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

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°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

CHADWELL HEATH SURGERY

72-74 CHADWELL HEATH LANE, CHADWELL HEATH, RM6 4AF

4 min walk

48%

Recommend GP

48%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.1 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)

15

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Eva Hart (626 m)

Nearest supermarketCostcutter · 588 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

666m

Post office

Nearby shops

Chadwell Supermarket340 m
Just Drinks 4U584 m
Chop Meat589 m
DU'A Foods589 m

Nearby cafes

Il Patio590 m
Sip & Savour Cafe604 m
Foodies621 m
Bon Appetit669 m

Nearby restaurants

Subway585 m
Yankees Chicken586 m
German Doner Kebab587 m
Spice Hut592 m

Nearby pubs

The Eva Hart626 m

Nearby pharmacies

Wellbeing Pharmacy586 m

Nearby health

Chadwell Heath Surgery317 m
Chadwell Dental Care584 m
Food hygiene (5-star)42% of 60

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CHICKEN MART LIMITED
EFN GROUP LTD
ELECTRIC TESTING & INSPECTION LTD
ELITE HOMES AND SERVICES LTD
HYBRID ELECTRICAL LTD

+1 more

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,705m
Crossrail 2 route13,006m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,410 nationally

1,911

Est. population

10,854/km²

59%

Employed

40%

Degree educated

6.8%

Claimant rate

Inner cityHigh densityEstablished mixed

55

Community stability

Age profile

32%
20%
23%
17%
Under 1832%
18–3420%
35–4923%
50–6417%
65+9%

Tenure

26%
47%
17%
Own outright26%
Own (mortgage)47%
Private rent17%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

23%
49%
14%
White British23%
White Other5%
Asian49%
Black14%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household17%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent17%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
14
Local approval rate
50%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
276 homes · FORMER CLYDE WORKS, FORMER CLYDE WORKS, GROVE ROAD, RM6 4UU
Pipeline pressure
NONE

Named schemes (500m)

Development site adjacent 24-26, Development site adjacent 24-26, Field Park Crescent, Romford, RM6 5AP6 homes
completed
Rear of, 105, Rear of, 105, Chadwell Heath Lane, RM65 homes
completed
Development Site At Garage Block, Development Site At Garage Block, Nursery Close, Romford, RM6 4LB2 homes
completed
158, Chadwell Heath Lane, Chadwell Heath, RM6 4YX1 homes
completed
2, 2, Hathaway Gardens, Chadwell Heath, RM6 5TP1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Hannah Amirah ChaudhryLabour
Bert Alexander JonesLabour
Anne Marie SachsLabour

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Key facts for RM6 5RP

Full postcodeRM6 5RP
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.575812
Longitude0.127215
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