Chadwell · Redbridge · Ilford South constituency · 51.57686, 0.12680

RM6 5RR— Chadwell, Redbridge

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 87/100Transport 26/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
87
Schools
30
Transport
26
Environment
62
Investment
43

The bottom line

RM6 5RR 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 5RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-59.0% vs London avg

Deep-dive guides for RM6 5RR

🛡️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 5RR 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 · 1 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 9 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 · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.9 incidents per 1,000 residents

Better than 81% of London
→ Stable

-58% vs borough

Crime by type

Violence & sexual offences48%
Other17%
Anti-social behaviour15%
Drug offences7%
Vehicle crime7%
Burglary4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.9km

Crime is 59% 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£5,445/m²
Price per ft²£506/ft²
Avg floor area85.7 m²

EPC breakdown

C
3%
D
20%
E
2%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 83%Terraced 17%

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£214,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.8%

Total change

+524%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

+3.82

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached83.3%
Terraced16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£75k£88k+18.1%1
Post-dot-com plateau2001–2004£120k£217k+80.8%1
Pre-crash peak2005–2006£210k£245k+16.7%3
GFC & correction2008–2012£247k£246k-0.2%1.5
Help-to-Buy recovery2013–2016£250k£365k+46%1.5
Brexit uncertainty2018–2018£430k£430k+0%1
Pandemic surge2020–2021£475k£461k-2.9%2
Current market2025–2025£465k£465k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
4.1%
District
3.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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 Rail StationElizabeth line line
11.9 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

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

20

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park632m
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 waterNONE
No assessed surface water flood risk
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 AONB19% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 5.2 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

5 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

17

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eva Hart (746 m)

Nearest supermarketCostcutter · 707 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)

778m

Post office

Nearby shops

Chadwell Supermarket436 m
Just Drinks 4U704 m
Chop Meat707 m
DU'A Foods709 m

Nearby cafes

Il Patio708 m
Sip & Savour Cafe724 m
Foodies741 m
Bon Appetit774 m

Nearby restaurants

Subway705 m
Yankees Chicken707 m
German Doner Kebab707 m
Spice Hut710 m

Nearby pubs

The Eva Hart746 m

Nearby pharmacies

Wellbeing Pharmacy706 m

Nearby health

Chadwell Heath Surgery418 m
Chadwell Dental Care704 m
Food hygiene (5-star)50% of 40

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ALL IN 1 ELECTRICAL SOLUTION LTD
AZIZ & KHANOM CO LTD
AZIZ AND TARA CO LTD
BEAUTYHOME LIMITED
G EVOLUTION GROUP SERVICES LTD

+5 more

Investment

Investment grade, yield and market outlook

43

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 score18/100
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

47.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,778m
Crossrail 2 route12,965m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,032 nationally

1,710

Est. population

11,603/km²

61%

Employed

39%

Degree educated

4.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

29%
18%
23%
18%
Under 1829%
18–3418%
35–4923%
50–6418%
65+12%

Tenure

32%
48%
18%
Own outright33%
Own (mortgage)48%
Private rent18%
Social rent2%
Shared ownership1%

Ethnicity

21%
49%
14%
White British21%
White Other7%
Asian49%
Black14%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine17%
No car household16%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent18%
Social rent2%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
13
Local approval rate
53%
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)
14
Largest scheme
276 homes · FORMER CLYDE WORKS, FORMER CLYDE WORKS, GROVE ROAD, RM6 4UU
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, GREGORY ROAD, RM614 homes
completed
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
201, Somerville Road, Chadwell Heath, RM6 5AT1 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 5RR

Full postcodeRM6 5RR
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.576862
Longitude0.126802
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