Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.57182, 0.13902

RM6 6PN— Whalebone, Barking and Dagenham

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

 

Schools 100%Safety 73/100Transport 28/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
57
Safety
73
Schools
100
Transport
28
Environment
73
Investment
45

The bottom line

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

The catches: high noise levels nearby and 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM6 6PN

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+18.0% vs London avg

Deep-dive guides for RM6 6PN

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How RM6 6PN 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 · 1 min walk

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 7 min walk

P8: +0.38A8: 48.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 619.0%

+3% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour21%
Other19%
Vehicle crime14%
Burglary8%
Drug offences4%
Robbery3%
Theft1%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,240/m²
Price per ft²£394/ft²
Avg floor area57.8 m²

EPC breakdown

B
6%
C
45%
D
8%
E
1%

Based on 60 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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£144,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+1.8%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-2.56

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 88 sales

Property Type Mix

Total: 88 sales

Terraced2.3%
Flat/maisonette97.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£170k£170k+0%15
Pre-crash peak2005–2007£155k£196k+26.5%11.7
GFC & correction2008–2011£214k£160k-25.2%1.7
Help-to-Buy recovery2013–2016£135k£193k+43%4
Brexit uncertainty2017–2019£236k£213k-9.9%3.3
Pandemic surge2020–2021£240k£220k-8.3%2
Current market2024–2025£235k£245k+4.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
1.6%
District
2.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
9.4 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
10 min walk
Chadwell HeathNational Rail
10 min walk
Goodmayes Rail StationElizabeth line
26 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
38 min walk
Romford Rail StationLiberty · Greater Anglia
39 min walk
No bus stops within 400m

37

Walkability score

15

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)

1

EV chargers (800m)

Nearest car park261m
Santander docks (800m)0
Nearest cycle dock10.2 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseHIGH
road
Noisier 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 AONB24% green spaceTree canopy: 16%
More green space than 79% of London

Nearest SSSI: Hainault Forest SSSI — 5.7 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

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

22

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketFreshco · 499 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

429m

Post office

Nearby shops

Good Grocer60 m
Tav Supermarket83 m
Agshu Superstore174 m
AM News198 m

Nearby cafes

Bon Appetit346 m
Il Patio577 m
Foodies692 m

Nearby restaurants

Romford Fish & Kebabs33 m
Chutney Chat60 m
Domino's84 m
One Love88 m

Nearby pubs

212 Lounge147 m
Nebula165 m
Tollgate Tavern179 m
The Eva Hart626 m

Nearby pharmacies

Britannia Pharmacy67 m
Super-Care Pharmacy94 m
Wellbeing Pharmacy689 m

Nearby health

Ashton Gardens Surgery69 m
Chadwell Heath Orthodontic Practice74 m
Chadwell Dental Care672 m
Food hygiene (5-star)38% of 63

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

ADDISON PROPERTY MANAGEMENT LTD
ASR SHOPFRONT LIMITED
BESPOKE YOUR SPACE LTD
CRISTIAN MD LTD
CRISTIAN&DUMITRU LTD

+10 more

Investment

Investment grade, yield and market outlook

45

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

42.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,895m
Crossrail 2 route13,871m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,982 nationally

1,971

Est. population

7,444/km²

61%

Employed

37%

Degree educated

£37,800

Median income

6.4%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

28%
25%
23%
16%
Under 1828%
18–3425%
35–4923%
50–6416%
65+9%

Tenure

21%
31%
37%
Own outright21%
Own (mortgage)31%
Private rent37%
Social rent11%
Shared ownership1%

Ethnicity

22%
15%
35%
18%
White British22%
White Other15%
Asian35%
Black18%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household30%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent36%
Social rent11%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
87
Development activity
high
Residential apps (800m)
40
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
1
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)
46
Largest scheme
292 homes · Lymington Fields, Lymington Fields, Phase 2, AGER AVENUE, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Elgin House, 235, HIGH ROAD, 430 Whalebone Lane, Chadwell Heath59 homes
completed
Knights Court,156 - 162, Knights Court,156 - 162, High Road, Chadwell heath, RM6 6NS51 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
New Enterprise House, New Enterprise House 149 - 151, HIGH ROAD44 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 6PN

Full postcodeRM6 6PN
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.571820
Longitude0.139020
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