Chadwell Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.57519, 0.14156

RM6 6RP— Chadwell Heath, Barking and Dagenham

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

The family fortress

 

Schools 75%Safety 80/100Transport 22/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
80
Schools
100
Transport
22
Environment
79
Investment
44

The bottom line

RM6 6RP 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 6RP

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+5.0% vs London avg

Deep-dive guides for RM6 6RP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM6 6RP 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 · 2 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 · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.4 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences38%
Other18%
Anti-social behaviour16%
Vehicle crime16%
Drug offences6%
Robbery3%
Burglary2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.1km

Crime is +5% 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£4,146/m²
Price per ft²£385/ft²
Avg floor area61.1 m²

EPC breakdown

C
2%
D
28%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 15%Terraced 20%Flat 65%

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£152,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2025 · CAGR

+5.7%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

+2.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached15.6%
Terraced20%
Flat/maisonette64.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£62k+23.5%1.8
Post-dot-com plateau2001–2002£89k£104k+16.9%1.5
Pre-crash peak2005–2007£172k£169k-1.7%2.7
GFC & correction2008–2012£176k£143k-18.8%1.3
Help-to-Buy recovery2013–2016£150k£258k+72%2.2
Brexit uncertainty2018–2019£260k£300k+15.4%2
Pandemic surge2021–2021£275k£275k+0%4
Rate-rise correction2022–2023£275k£320k+16.4%1
Current market2024–2025£279k£250k-10.2%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

-2.3% alpha

Flat/maisonette+0% α
Local
5.7%
District
5.7%
Terraced-0.7% α
Local
6.4%
District
7.1%
Semi-detached-2.3% α
Local
2.5%
District
4.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
13.9 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
15 min walk
Chadwell HeathNational Rail
15 min walk
Goodmayes Rail StationElizabeth line
30 min walk
Romford Rail StationLiberty · Greater Anglia
36 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
42 min walk
No bus stops within 400m

29

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 park239m
Santander docks (800m)0
Nearest cycle dock10.4 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 waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.2 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 52%
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

2 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

16

Restaurants (800m)

0

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketFreshco · 804 m

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)

755m

Post office

Nearby shops

AM News347 m
Agshu Superstore351 m
Tav Supermarket372 m
Good Grocer380 m

Nearby cafes

Bon Appetit658 m

Nearby restaurants

Peri Peri Paradise326 m
Roadhouse Grill345 m
3 Luanet345 m
7even Restaurant345 m

Nearby pubs

Tollgate Tavern298 m
Nebula353 m
212 Lounge356 m

Nearby pharmacies

Super-Care Pharmacy369 m
Britannia Pharmacy409 m

Nearby health

Ashton Gardens Surgery351 m
Chadwell Heath Orthodontic Practice415 m
Food hygiene (5-star)46% of 41

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

A. M. INSTALL LIMITED
AUSTIN-GRACE ASSOCIATES LIMITED
FEDYK TRADE LTD
MD PAYROLL SPECIALIST LTD
MOTORSPORTTECHNIK LTD

+2 more

Investment

Investment grade, yield and market outlook

44

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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

41.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,292m
Crossrail 2 route14,002m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,927 nationally

1,770

Est. population

7,379/km²

57%

Employed

36%

Degree educated

£37,800

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

26%
22%
21%
17%
14%
Under 1826%
18–3422%
35–4921%
50–6417%
65+14%

Tenure

31%
39%
24%
Own outright31%
Own (mortgage)39%
Private rent24%
Social rent6%
Shared ownership0%

Ethnicity

23%
43%
14%
White British23%
White Other10%
Asian43%
Black14%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household25%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent24%
Social rent6%

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)
100
Development activity
high
Residential apps (800m)
48
Commercial apps (800m)
5
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
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
WHALEBONE LIBRARY AND LAND ADJOINING, WHALEBONE LIBRARY AND LAND ADJOINING, HIGH ROAD, CHADWELL HEATH, RM624 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
6,894
Constituency
Ilford South

Councillors

Sade BrightLabour
Simon PerryLabour
Michel PongoLabour

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Key facts for RM6 6RP

Full postcodeRM6 6RP
Postcode districtRM6
BoroughLondon Borough of Barking and Dagenham
WardChadwell Heath
Latitude51.575191
Longitude0.141560
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