Chadwell Heath · Barking and Dagenham · Ilford South constituency · 51.57902, 0.13324

RM6 5UJ— Chadwell Heath, Barking and Dagenham

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

The family fortress

 

Schools 67%Safety 79/100Transport 22/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
79
Schools
68
Transport
22
Environment
67
Investment
41

The bottom line

RM6 5UJ offers low crime and fast broadband — 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 5UJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for RM6 5UJ

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM6 5UJ 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 · 8 min walk

P8: +0.38A8: 48.3

67% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Below London average

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 72 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)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.7km

Crime is +16% above 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£6,275/m²
Price per ft²£583/ft²
Avg floor area74.4 m²

EPC breakdown

C
1%
D
7%
E
10%

Based on 18 properties · Confidence: medium

Street mix

Semi 45%Terraced 55%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,000
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 £1,770
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

+33.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached45.2%
Terraced54.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£79k£116k+47.2%1.2
Post-dot-com plateau2001–2004£150k£220k+46.3%2.3
Pre-crash peak2005–2007£260k£285k+9.6%2.3
GFC & correction2008–2011£250k£260k+4%1.2
Help-to-Buy recovery2013–2016£250k£383k+53.2%1
Brexit uncertainty2017–2019£428k£340k-20.5%1.7
Pandemic surge2020–2021£450k£460k+2.2%1
Rate-rise correction2022–2023£443k£560k+26.4%2.5
Current market2024–2025£425k£465k+9.4%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Weakest performer

Terraced

-1% alpha

Semi-detached-0.3% α
Local
4.2%
District
4.5%
Terraced-1% α
Local
5.4%
District
6.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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 StationElizabeth line line
14.9 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
27 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
38 min walk
Newbury Park Underground StationCentral
38 min walk
No bus stops within 400m

13

Walkability score

34

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park522m
Santander docks (800m)0
Nearest cycle dock9.9 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 AONB29% green spaceTree canopy: 10%
More green space than 84% of London

Nearest SSSI: Hainault Forest SSSI — 4.9 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

8 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 · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tollgate Tavern (916 m)

No restaurants within 800m — nearest: The Moby Dick (527 m)

Nearest supermarketFreshco · 875 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)

654m

Post office

Nearby shops

Co-op Food611 m
Marks Gate Groceries615 m
Rose Lane Convenience656 m
Bangla Bazaar833 m

Nearby cafes

Bon Appetit831 m
Il Patio908 m
Foodies999 m
Sip & Savour Cafe1.0 km

Nearby restaurants

The Moby Dick527 m
Domino's832 m
Chutney Chat841 m
Chicken Spot844 m

Nearby pubs

Tollgate Tavern916 m
212 Lounge952 m
Nebula962 m
The Eva Hart967 m

Nearby pharmacies

Britannia Pharmacy838 m
Super-Care Pharmacy927 m
Wellbeing Pharmacy966 m

Nearby health

Chadwell Heath Orthodontic Practice835 m
Chadwell Heath Surgery848 m
Ashton Gardens Surgery879 m
Chadwell Dental Care956 m
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

BLUE DIAMOND SHOPFRONT & SHUTTER LTD
CHAUHAN BUILDING SOLUTIONS LIMITED
JAGADABHIRAM TECHNOLOGIES LTD
JMRC HOLDINGS LTD
KK BUILDERS & CONSTRUCTION LIMITED

+4 more

Investment

Investment grade, yield and market outlook

41

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

36.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,245m
Crossrail 2 route13,389m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
115
Development activity
high
Residential apps (800m)
48
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
7
Planning apps (3 years)
7
Local approval rate
71%
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)
9
Largest scheme
88 homes · St Marks Redevelopment Sites, ROSE LANE
Pipeline pressure
NONE

Named schemes (500m)

Development site adjacent 24-26, Development site adjacent 24-26, Field Park Crescent, Romford, RM6 5AP6 homes
completed
1, 1, West Park Close, Chadwell Heath, RM6 6XT4 homes
completed
60, 60, East Road, Romford, RM6 6XR2 homes
completed
17, 17, Longhayes Avenue, RM6 5HB2 homes
completed
1, 1, Warren Terrace, RM6 5SB2 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 5UJ

Full postcodeRM6 5UJ
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.579020
Longitude0.133239
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
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