Chadwell Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.57507, 0.14337

RM6 6DB— Chadwell Heath, Barking and Dagenham

Location and area intelligence for RM6 6DB, Chadwell Heath, Barking and Dagenham

 

Schools 75%Safety 74/100Transport 21/100Yield 4.26%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
52
Safety
74
Schools
100
Transport
21
Environment
85
Investment
53

The bottom line

RM6 6DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 6DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for RM6 6DB

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

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How RM6 6DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Warren Junior School

Outstanding · Inspected Mar 2024 · 2 min walk

KS2: 108.3

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 3 min walk

P8: +0.38A8: 48.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.4 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 657.1%

-9% vs borough

Crime by type

Violence & sexual offences31%
Other20%
Anti-social behaviour17%
Vehicle crime11%
Burglary8%
Drug offences7%
Robbery5%
Theft2%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area101 m²

EPC breakdown

C
1%
D
8%
E
2%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 14%Terraced 68%Detached 18%

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£252,500
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, 50 mm loft insulation
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

1995–2021 · CAGR

+7.9%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.2%

per year

Acceleration

-33.62

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Detached17.9%
Semi-detached14.3%
Terraced67.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£123k+105%1.3
Post-dot-com plateau2002–2004£178k£190k+6.7%2.3
Pre-crash peak2005–2007£210k£215k+2.4%2
GFC & correction2008–2011£227k£223k-1.8%1
Help-to-Buy recovery2016–2016£307k£307k+0%1
Brexit uncertainty2018–2019£350k£325k-7.1%1
Pandemic surge2020–2021£435k£436k+0.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
4.2%
District
5.1%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing3
Trend Position40

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
31 min walk
Romford Rail StationLiberty · Greater Anglia
35 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
43 min walk
No bus stops within 400m

23

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria72 min ↑
Waterloo67 min ↑
Canary Wharf ★55 min
City61 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 park285m
Santander docks (800m)0
Nearest cycle dock10.5 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: 16.3 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 5.4 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

THE UPSTAIRS SURGERY

ASHTON GARDENS, RM6 6RT

3 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

14

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketFreshco · 905 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

850m

Post office

Nearby shops

Hainault Convenience Store287 m
AM News349 m
Agshu Superstore361 m
Tav Supermarket410 m

Nearby cafes

Bon Appetit754 m

Nearby restaurants

Roadhouse Grill321 m
3 Luanet326 m
7even Restaurant335 m
Peri Peri Paradise350 m

Nearby pubs

Tollgate Tavern317 m
Nebula366 m
212 Lounge375 m

Nearby pharmacies

Super-Care Pharmacy404 m
Britannia Pharmacy482 m

Nearby health

Ashton Gardens Surgery403 m
Chadwell Heath Orthodontic Practice490 m
Food hygiene (5-star)43% of 40

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

CUBIC ZIRCONIUM FOUNDATION LIMITED

Investment

Investment grade, yield and market outlook

53

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 score16/100
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

22.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,365m
Crossrail 2 route14,128m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,154 nationally

1,573

Est. population

12,193/km²

61%

Employed

36%

Degree educated

£37,800

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

53

Community stability

Age profile

27%
22%
21%
20%
Under 1827%
18–3422%
35–4921%
50–6420%
65+11%

Tenure

34%
41%
23%
Own outright34%
Own (mortgage)41%
Private rent23%
Social rent2%
Shared ownership1%

Ethnicity

23%
44%
13%
White British23%
White Other10%
Asian44%
Black13%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household19%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
78
Development activity
high
Residential apps (800m)
40
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
2
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)
45
Largest scheme
59 homes · Elgin House, 235, HIGH ROAD, 430 Whalebone Lane, Chadwell Heath
Pipeline pressure
NONE

Named schemes (500m)

Elgin House, 235, HIGH ROAD, 430 Whalebone Lane, Chadwell Heath59 homes
completed
ASTA HOUSE, CORNER OF, ASTA HOUSE, CORNER OF, FARRANCE ROAD, HIGH ROAD CHADWELL HEATH, RM6 6QT50 homes
completed
Site Consisting Of Land To The Rear Of And Including, 243 - 245, HIGH ROAD, Romford45 homes
completed
WHALEBONE LIBRARY AND LAND ADJOINING, WHALEBONE LIBRARY AND LAND ADJOINING, HIGH ROAD, CHADWELL HEATH, RM624 homes
completed
287-295, 287-295, HIGH ROAD, CHADWELL HEATH, RM6 6AT14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.6%
Ward turnout
87%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Sade BrightLabour
Simon PerryLabour
Michel PongoLabour

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Key facts for RM6 6DB

Full postcodeRM6 6DB
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.575068
Longitude0.143373
Parliamentary constituencyDagenham and Rainham
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