Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56254, 0.14730

RM8 1BJ— Whalebone, Barking and Dagenham

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

 

Schools 100%Safety 73/100Transport 17/100Yield 4.32%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
54
Safety
73
Schools
100
Transport
17
Environment
71
Investment
56

The bottom line

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

The catches: high noise levels nearby and 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM8 1BJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM8 1BJ meets your needs.

Location

RM8 1BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for RM8 1BJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM8 1BJ with:

Postcode Personality

🎓 School Smart🔒 Very Safe
Share:WhatsAppShare on X

How RM8 1BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grafton Primary School

Not yet inspected · 8 min walk

KS2: 105.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 3 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

Abbey Wood Nursery School

Not inspected · 110 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.1 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 338.1%

+3% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Vehicle crime17%
Anti-social behaviour13%
Burglary5%
Drug offences4%
Robbery4%
Theft1%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Dagenham Fire Station · 756m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area63.3 m²

EPC breakdown

C
5%
D
12%
E
1%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1999–2021 · CAGR

+5.2%

Total change

+204%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.4%

per year

Acceleration

-22.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£58k£58k+0%1
Post-dot-com plateau2001–2003£66k£81k+22.7%1
Pre-crash peak2005–2007£111k£116k+4.5%2
Help-to-Buy recovery2013–2016£115k£155k+34.8%2
Brexit uncertainty2018–2018£183k£183k+0%1
Pandemic surge2021–2021£175k£175k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
2.9%
District
3.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
16.6 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
18 min walk
Chadwell HeathNational Rail
18 min walk
Dagenham Heathway Underground StationDistrict
29 min walk
Dagenham East Underground StationDistrict
30 min walk
Goodmayes Rail StationElizabeth line
32 min walk
No bus stops within 400m

34

Walkability score

77

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

32

Car parks (800m)

6

EV chargers (800m)

Nearest car park30m
Santander docks (800m)0
Nearest cycle dock10.5 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed404 Mbps
Median download410 Mbps
Superfast coverage96%
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: 16.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 6.8 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

7 min walk

89%

Recommend GP

89%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

166

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketFreshco · 1.4 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

977m

Post office

Nearby shops

Corner shop-(lotto and Oyster)236 m
Shell264 m
Bajwa Foods438 m
Turner's490 m

Nearby cafes

Millennium Cafe37 m
Cafe Zone112 m
Beacontree Heath Leisure Centre Cafe191 m
Fiddlers Cafe242 m

Nearby restaurants

Lara Grill2 m
Kings Flavour64 m
Clay Oven73 m
Essex Kebab and Pizza163 m

Nearby pubs

The Three Travellers244 m
Beacon Tree406 m

Nearby gyms

Becontree Heath Leisure Centre233 m
Food hygiene (5-star)52% of 66

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

ENSOGOV CIC
MASTAA CARE PHARMACY LTD
MORNING STAR NURSERY SCHOOL LTD
THE PIZZERT & GRILL LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

27.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,550m
Crossrail 2 route14,607m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,786 nationally

2,419

Est. population

12,396/km²

61%

Employed

35%

Degree educated

£37,800

Median income

8.0%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

35%
18%
25%
14%
Under 1835%
18–3418%
35–4925%
50–6414%
65+8%

Tenure

20%
40%
29%
Own outright20%
Own (mortgage)40%
Private rent29%
Social rent10%
Shared ownership1%

Ethnicity

22%
39%
23%
White British22%
White Other10%
Asian39%
Black23%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine26%
No car household25%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent29%
Social rent10%

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)
74
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
1
Largest scheme
170 homes · Becontree Heath Development, ALTHORNE WAY
Pipeline pressure
NONE

Named schemes (500m)

ADJOINING LABURNUM HOUSE, ADJOINING LABURNUM HOUSE, BRADWELL AVENUE, RM1031 homes
completed
FORMER TRAVIS PERKINS SITE, FORMER TRAVIS PERKINS SITE, WOOD LANE, RM817 homes
completed
65, 65, Temple Avenue, Dagenham, RM8 1LS4 homes
completed
11A, 11A, Stanley Avenue, Dagenham, RM84 homes
completed
1146A, 1146A, Green Lane, Dagenham, RM8 1BP3 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

Live in RM8 1BJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM8 1BJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track RM8 1BJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM8 1BJ

Full postcodeRM8 1BJ
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.562541
Longitude0.147300
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