Deep-dive guides for RM8 1BB
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At a glance
- 📍RM8 1BB is in Whalebone, Barking and Dagenham — exceptional school provision — 100% Good or Outstanding.
- 🏠Property prices average £190k (median). Crime is broadly in line with the London average.
- 👤Best for: Families, Owner-occupiers · Less ideal for: Car-free commuters
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£189,500
Median sale price
This year
Flat
Dominant type
Price history
EPC breakdown
Based on 72 properties · Confidence: high
Street mix
LHA rates — Outer East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Stamp Duty & Affordability Calculator
Stamp duty on median price (£189,500)
£0
Standard buyer
£0
First-time buyer
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
Investment
Rental yield, rent and gentrification
67
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
Price growth potential
Development pressure
New supply risk
Safety
29 MayCrime rates and local incidents
MEDIUM CRIME
54.6 incidents per 1,000 residents
0% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Crime is 116% below London average
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
66
Walkability score
64
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
66 min
London Bridge
82 min
Victoria
68 min
Waterloo
57 min
Canary Wharf
53 min
City ★
Source: TfL Journey Planner (sector-level)
Location
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Grafton Primary School
Not yet inspected · 9 min walk
KS2: 105.4
Secondary
All Saints Catholic School and Technology College
Outstanding · 4 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 112 min walk
4 primaries · 1 secondaries · 0 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Hainault Forest SSSI — 6.7 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Health
GP, dental and hospital access
BECONTREE MEDICAL CENTRE
641-645 BECONTREE AVENUE, RM8 3HP
8 min walk
89%
Recommend GP
89%
Overall GP experience
2
GPs within 1km
2
Dentists within 1km
Demographics
22 AprPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 9,786 nationally
2,419
Est. population
12,396/km²
61%
Employed
35%
Degree educated
£37,800
Median income
7.7%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
130
Parks (1km)
14
Restaurants (800m)
7
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
1
Gyms (1km)
3
Sports (1km)
1
Convenience
0
Libraries (1km)
0
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
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