Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.57871, 0.13460

RM6 5UE— Chadwell Heath, Barking and Dagenham

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

The family fortress

 

Schools 67%Safety 79/100Transport 22/100Yield 14.09%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
79
Schools
68
Transport
22
Environment
69
Investment
54

The bottom line

RM6 5UE offers low crime at £115,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 5UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-77.9% vs London avg
vs London income-23.3% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for RM6 5UE

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

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“The family fortress”

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How RM6 5UE 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 · 10 min walk

KS2: 102.1

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 6 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 · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.3 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+2% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences21%
Other18%
Vehicle crime18%
Drug offences9%
Burglary3%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.6km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£115,000

Median sale price

Bottom 25% — 78% below London median

£115,000 is 78% below the London median (£520,000)

-34.3%

This year

Flat

Dominant type

Price history

5-year change
-20.7%
Sales (24 months)6
New build0.0%
Avg flat£115,000
Price per m²£2,573/m²
Price per ft²£239/ft²
Avg floor area44.8 m²

EPC breakdown

C
38%
D
17%
E
9%

Based on 64 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,450

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

3.6×

Price-to-income

£575/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£112,000
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,770
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+3.3%

Total change

+130%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

+38.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 99 sales

Property Type Mix

Total: 99 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£50k£71k+42%2
Post-dot-com plateau2001–2004£60k£99k+65%5
Pre-crash peak2005–2007£103k£99k-4.8%3
GFC & correction2008–2012£108k£144k+33.3%3.2
Help-to-Buy recovery2013–2016£108k£97k-10.4%2.8
Brexit uncertainty2017–2019£127k£130k+2.8%4.7
Pandemic surge2020–2021£125k£145k+16%6
Rate-rise correction2022–2023£163k£172k+5.5%2
Current market2024–2025£112k£115k+3.1%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
3.3%
District
5.7%

CAGR over 26yr 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 Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
16 min walk
Chadwell HeathNational Rail
16 min walk
Goodmayes Rail StationElizabeth line
28 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
38 min walk
Newbury Park Underground StationCentral
39 min walk
No bus stops within 400m

17

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria70 min ↑
Waterloo65 min ↑
Canary Wharf ★53 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park501m
Santander docks (800m)0
Nearest cycle dock10.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
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: 15.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Hainault Forest SSSI — 5.0 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

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalKing George Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tollgate Tavern (833 m)

Nearest supermarketFreshco · 856 m
2 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)

674m

Post office

Nearby shops

Co-op Food627 m
Marks Gate Groceries632 m
Rose Lane Convenience675 m
Bangla Bazaar799 m

Nearby cafes

Bon Appetit795 m
Il Patio897 m
Foodies996 m
Sip & Savour Cafe1.0 km

Nearby restaurants

The Moby Dick455 m
Domino's767 m
Chutney Chat773 m
Chicken Spot795 m

Nearby pubs

Tollgate Tavern833 m
212 Lounge872 m
Nebula880 m
The Eva Hart959 m

Nearby pharmacies

Britannia Pharmacy771 m
Super-Care Pharmacy850 m
Wellbeing Pharmacy965 m

Nearby health

Chadwell Heath Orthodontic Practice769 m
Ashton Gardens Surgery804 m
Chadwell Heath Surgery888 m
Chadwell Dental Care953 m
Food hygiene (5-star)63% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

TICKET HAVEN LIMITED

Investment

Investment grade, yield and market outlook

54

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
14.1% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score8/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

35.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,277m
Crossrail 2 route13,485m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,432 nationally

1,819

Est. population

7,879/km²

54%

Employed

32%

Degree educated

£32,200

Median income

5.3%

Claimant rate

SuburbanHigh densityMixed

56

Community stability

Age profile

26%
18%
21%
15%
20%
Under 1826%
18–3418%
35–4921%
50–6415%
65+21%

Tenure

42%
34%
17%
Own outright42%
Own (mortgage)34%
Private rent17%
Social rent7%
Shared ownership0%

Ethnicity

31%
14%
36%
13%
White British31%
White Other14%
Asian36%
Black13%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household22%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent17%
Social rent7%

vs. London

Income vs London-23.3%
Price vs London-77.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
116
Development activity
high
Residential apps (800m)
52
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
75%
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)
8
Largest scheme
88 homes · St Marks Redevelopment Sites, ROSE LANE
Pipeline pressure
NONE

Named schemes (500m)

1, 1, West Park Close, Chadwell Heath, RM6 6XT4 homes
completed
4, 4, East Road, Chadwell Heath, RM6 6XJ3 homes
completed
1, 1, Warren Terrace, RM6 5SB2 homes
completed
60, 60, East Road, Romford, RM6 6XR2 homes
completed
Land at 35, Land at 35, East Road, Chadwell Heath, RM6 6XP1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£115,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM6 5UE

Full postcodeRM6 5UE
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.578708
Longitude0.134595
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