Heath · Barking and Dagenham · Dagenham and Rainham constituency · 51.56180, 0.15311

RM8 1DN— Heath, Barking and Dagenham

Location and area intelligence for RM8 1DN, Heath, Barking and Dagenham

 

Schools 100%Safety 64/100Transport 13/100Yield 4.32%

Best for: Most buyers

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

Liveability
49
Safety
64
Schools
100
Transport
13
Environment
96
Investment
49

The bottom line

RM8 1DN offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 58 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM8 1DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for RM8 1DN

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

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How RM8 1DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Bellamy Primary School

Not yet inspected · 4 min walk

KS2: 105.0

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 2 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 111 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

132.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 292.3%

+79% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour17%
Vehicle crime13%
Drug offences7%
Burglary5%
Robbery4%
Theft3%

Stop & search

9.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 376m

Crime is +104% above London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

C
29%
D
31%
E
5%
F
1%

Based on 66 properties · Confidence: high

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£153,250
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2015–2022 · CAGR

+5.2%

Total change

+43%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£105k£105k+0%1
Rate-rise correction2022–2022£150k£150k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
23 min walk
Chadwell HeathNational Rail
23 min walk
Dagenham East Underground StationDistrict
27 min walk
Dagenham Heathway Underground StationDistrict
28 min walk
Romford Rail StationLiberty · Greater Anglia
32 min walk
No bus stops within 400m

29

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria71 min ↑
Waterloo71 min ↑
Canary Wharf ★58 min
City58 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

36

Car parks (800m)

6

EV chargers (800m)

Nearest car park91m
Santander docks (800m)0
Nearest cycle dock10.9 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: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 7.0 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

11 min walk

89%

Recommend GP

89%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketFreshco · 1.8 km
2 tennis courts1 swimming pools1 sports halls

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)

1.2km

Post office

Nearby shops

Shell374 m
Corner shop-(lotto and Oyster)567 m
Best-one1.2 km

Nearby cafes

Beacontree Heath Leisure Centre Cafe320 m
Millennium Cafe388 m
Morrisons Cafe396 m
JRs410 m

Nearby restaurants

Lara Grill410 m
Best Bite Chicken414 m
The Golden Fish446 m
Kings Flavour447 m

Nearby pubs

The Three Travellers245 m

Nearby gyms

Becontree Heath Leisure Centre319 m
West Ham United Training Ground549 m
Food hygiene (5-star)55% of 55

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AL&UK CONSTRUCTION LTD
BASILIANO PIZZA LTD
CARDINAL SUPPLIERS LIMITED
EDA ROOFING LTD
MAX HEALTH CARE SERVICES LTD

+2 more

Investment

Investment grade, yield and market outlook

49

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 score14/100
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

10.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,786m
Crossrail 2 route15,018m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,545 nationally

1,925

Est. population

9,311/km²

55%

Employed

31%

Degree educated

£33,400

Median income

12.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

34%
25%
21%
13%
Under 1834%
18–3425%
35–4921%
50–6413%
65+6%

Tenure

19%
67%
Own outright3%
Own (mortgage)19%
Private rent6%
Social rent67%
Shared ownership5%
Rent free0%

Ethnicity

40%
14%
29%
White British40%
White Other7%
Asian14%
Black29%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household50%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent67%
Private rent6%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
16
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
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)
0
Largest scheme
170 homes · Becontree Heath Development, ALTHORNE WAY
Pipeline pressure
NONE

Named schemes (500m)

Becontree Heath Development, ALTHORNE WAY170 homes
completed
ADJOINING LABURNUM HOUSE, ADJOINING LABURNUM HOUSE, BRADWELL AVENUE, RM1031 homes
completed
New Bungalow Development, New Bungalow Development, Stansgate Road, Dagenham, RM10 7FL24 homes
completed
FORMER TRAVIS PERKINS SITE, FORMER TRAVIS PERKINS SITE, WOOD LANE, RM817 homes
completed
21, 21, Trefgarne Road, Dagenham, RM10 7QT2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.6%
Ward turnout
62%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ingrid RobinsonLabour
Harriet SpoorLabour

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM8 1DN

Full postcodeRM8 1DN
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardHeath
Latitude51.561796
Longitude0.153108
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