Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56982, 0.13333

RM6 6LA— Whalebone, Barking and Dagenham

Location and area intelligence for RM6 6LA, Whalebone, Barking and Dagenham

The family fortress

 

Schools 100%Safety 78/100Transport 51/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
78
Schools
100
Transport
51
Environment
63
Investment
50

The bottom line

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

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

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Location

RM6 6LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for RM6 6LA

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM6 6LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Furze Infant School

Not yet inspected · 6 min walk

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 12 min walk

P8: +0.38A8: 48.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+8% vs borough

Crime by type

Other35%
Violence & sexual offences26%
Anti-social behaviour8%
Vehicle crime8%
Robbery6%
Burglary6%
Theft6%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,087/m²
Price per ft²£473/ft²
Avg floor area92.9 m²

EPC breakdown

C
3%
D
28%
E
3%

Based on 34 properties · Confidence: high

Street mix

Terraced 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

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£232,250
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 CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

+1.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 37 sales

Property Type Mix

Total: 37 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£113k+79.4%1.8
Post-dot-com plateau2001–2004£134k£182k+35.8%1.8
Pre-crash peak2005–2007£198k£244k+23%1.5
GFC & correction2009–2012£242k£192k-20.7%1
Help-to-Buy recovery2013–2016£248k£360k+45.2%1.3
Brexit uncertainty2017–2019£352k£301k-14.4%2
Rate-rise correction2022–2023£472k£480k+1.7%2
Current market2024–2025£471k£470k-0.2%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
7.2%
District
6.9%

CAGR over 29yr 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 Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

45

Walkability score

7

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park267m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
390m

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 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: 15.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 28%
More green space than 76% of London

Nearest SSSI: Hainault Forest SSSI — 5.9 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

THE UPSTAIRS SURGERY

ASHTON GARDENS, RM6 6RT

8 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

23

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

11

Convenience

Nearest supermarketFreshco · 183 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

136m

Post office

Nearby shops

Post Office Off License & Supermarket140 m
Green Fresh Fruit & Veg141 m
Tesco Express141 m
QQ Foods160 m

Nearby cafes

Bon Appetit201 m
Il Patio220 m
Foodies286 m
Sip & Savour Cafe372 m

Nearby restaurants

Lakers140 m
Kebabish141 m
B Square Grill142 m
Aroma151 m

Nearby pubs

The Eva Hart228 m
212 Lounge592 m
Nebula610 m
Tollgate Tavern632 m

Nearby pharmacies

Wellbeing Pharmacy300 m
Britannia Pharmacy428 m
Super-Care Pharmacy543 m

Nearby health

Chadwell Dental Care287 m
Chadwell Heath Orthodontic Practice420 m
Ashton Gardens Surgery520 m
Chadwell Heath Surgery673 m
Food hygiene (5-star)40% of 83

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

2MQ LOGISTICS LTD
AGAMPROPERTYGROUP LTD
ECATERINA CONSTRUCTION LTD
GEO FM INC LIMITED
GUNINA GROUPS LIMITED

+8 more

Investment

Investment grade, yield and market outlook

50

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,466m
Crossrail 2 route13,512m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,791 nationally

1,993

Est. population

20,467/km²

62%

Employed

35%

Degree educated

£37,800

Median income

7.1%

Claimant rate

Inner cityVery high densityRenters

37

Community stability

Age profile

30%
23%
23%
16%
Under 1830%
18–3423%
35–4923%
50–6416%
65+9%

Tenure

22%
27%
44%
Own outright22%
Own (mortgage)27%
Private rent44%
Social rent6%
Shared ownership1%

Ethnicity

23%
18%
32%
20%
White British23%
White Other18%
Asian32%
Black20%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household33%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent44%
Social rent6%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
54
Development activity
high
Residential apps (800m)
19
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
Local approval rate
0%
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)
11
Largest scheme
319 homes · Lymington Fields Phase 1, Lymington Fields Phase 1, Turnage Road, Essex, RM8 1QP
Pipeline pressure
NONE

Named schemes (500m)

NORTH EAST SIDE OF JUNCTION, NORTH EAST SIDE OF JUNCTION, FRESHWATER ROAD, STATION ROAD, RM6 4135 homes
completed
Dupont Performance Coatings, 22 - 42, FRESHWATER ROAD60 homes
completed
New Enterprise House, New Enterprise House 149 - 151, HIGH ROAD44 homes
completed
New Enterprise House 149 - 151, New Enterprise House 149 - 151, High Road, Chadwell Heath, RM6 6PJ41 homes
completed
SITE OF, 4-8, SITE OF, 4-8, CHADWELL HEATH LANE, HIGH ROAD (REAR OF 9-19), RM6 4LS29 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.7%
Ward turnout
89%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Rubina SiddiquiLabour
Andrew AchilleosLabour
Mukhtar YusufLabour

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Key facts for RM6 6LA

Full postcodeRM6 6LA
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.569819
Longitude0.133327
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