Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56646, 0.14503

RM8 1AT— Whalebone, Barking and Dagenham

Location and area intelligence for RM8 1AT, Whalebone, Barking and Dagenham

The family fortress

 

Schools 100%Safety 75/100Transport 21/100Yield 4.32%

Best for: Families

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

Liveability
57
Safety
75
Schools
100
Transport
21
Environment
72
Investment
54

The bottom line

RM8 1AT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 1AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for RM8 1AT

🛡️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

“The family fortress”

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How RM8 1AT 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 · 8 min walk

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 8 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 10 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

62.6 incidents per 1,000 residents

Better than 52% of London
↑ Rising 365.5%

-16% vs borough

Crime by type

Violence & sexual offences26%
Other21%
Anti-social behaviour19%
Vehicle crime12%
Burglary10%
Drug offences7%
Theft4%
Robbery1%

Stop & search

4.2

per 1,000 residents

→ Stable

trend

Road safety

84

Road safety score

8

Accidents (5yr)

2

KSI (5yr)

9

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.1km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area71 m²

EPC breakdown

C
2%
D
30%
E
10%
F
1%

Based on 43 properties · Confidence: high

Street mix

Terraced 65%Flat 33%Other 2%

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£177,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,377
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+5.6%

Total change

+338%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.4%

per year

Acceleration

-47.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 55 sales

Property Type Mix

Total: 55 sales

Terraced67.3%
Flat/maisonette32.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£59k-7.3%2.2
Post-dot-com plateau2001–2004£96k£130k+35.4%3.2
Pre-crash peak2006–2007£139k£183k+32.1%5.5
GFC & correction2010–2012£190k£117k-38.4%1
Help-to-Buy recovery2013–2016£129k£327k+153.5%1
Brexit uncertainty2017–2019£315k£220k-30.2%3.7
Pandemic surge2020–2021£434k£225k-48.2%1
Rate-rise correction2022–2023£395k£440k+11.4%1.5
Current market2024–2024£280k£280k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced-0.1% α
Local
7.6%
District
7.7%
Flat/maisonette-0.3% α
Local
12.1%
District
12.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
13.2 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
14 min walk
Chadwell HeathNational Rail
14 min walk
Goodmayes Rail StationElizabeth line
30 min walk
Dagenham Heathway Underground StationDistrict
35 min walk
Romford Rail StationLiberty · Elizabeth line
35 min walk
No bus stops within 400m

25

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City62 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

16

Car parks (800m)

6

EV chargers (800m)

Nearest car park82m
Santander docks (800m)0
Nearest cycle dock10.4 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download445 Mbps
Superfast coverage97%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.1 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 55%
More green space than 76% of London

Nearest SSSI: Hainault Forest SSSI — 6.4 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

BECONTREE MEDICAL CENTRE

641-645 BECONTREE AVENUE, RM8 3HP

10 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

23

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Beacon Tree (605 m)

Nearest supermarketFreshco · 1.1 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Corner shop-(lotto and Oyster)228 m
Bajwa Foods620 m
Turner's640 m
Green Lane Bakery & Cakes643 m

Nearby cafes

Cafe Zone351 m
Millennium Cafe500 m
Beacontree Heath Leisure Centre Cafe652 m
Fiddlers Cafe696 m

Nearby restaurants

McDonald's133 m
Papa Rom Pizzeria264 m
Kimling297 m
Essex Kebab and Pizza301 m

Nearby pubs

Beacon Tree605 m
Nebula669 m
212 Lounge674 m
The Three Travellers691 m

Nearby gyms

Becontree Heath Leisure Centre695 m

Nearby pharmacies

Super-Care Pharmacy693 m
Britannia Pharmacy790 m

Nearby health

Ashton Gardens Surgery740 m
Chadwell Heath Orthodontic Practice795 m
Food hygiene (5-star)42% of 82

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

AYO JOHNSON LTD
AYTEL LIMITED
FR SECURITY LTD
GELSATU LTD
HANI CRAFTS LTD

+4 more

Investment

Investment grade, yield and market outlook

54

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

28.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,745m
Crossrail 2 route14,373m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,532 nationally

2,155

Est. population

8,093/km²

60%

Employed

30%

Degree educated

£37,800

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

31%
22%
18%
18%
Under 1831%
18–3422%
35–4918%
50–6418%
65+11%

Tenure

17%
28%
21%
34%
Own outright17%
Own (mortgage)28%
Private rent21%
Social rent34%
Shared ownership0%
Rent free0%

Ethnicity

31%
21%
23%
17%
White British31%
White Other21%
Asian23%
Black17%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household34%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent34%
Private rent21%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
77
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
100%
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)

11A, 11A, Stanley Avenue, Dagenham, RM84 homes
completed
Garage Block, Garage Block, Grantham Gardens, RM6 6HL3 homes
completed
59, 59, Grosvenor Road, Dagenham, RM8 1NL2 homes
completed
37, 37, Whalebone Lane South, Dagenham, RM8 1AH2 homes
completed
52-54, 52-54, Whalebone Lane South, Dagenham, RM8 1BB2 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 RM8 1AT

Full postcodeRM8 1AT
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.566458
Longitude0.145031
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