Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56402, 0.13747

RM8 1EW— Whalebone, Barking and Dagenham

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

 

Schools 100%Safety 74/100Transport 28/100Yield 4.32%

Best for: Families

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

Liveability
52
Safety
74
Schools
100
Transport
28
Environment
57
Investment
54

The bottom line

RM8 1EW offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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

RM8 1EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for RM8 1EW

🛡️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🔒 Very Safe
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How RM8 1EW 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

The Warren School

Outstanding · Inspected May 2024 · 18 min walk

P8: +0.38A8: 48.3

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

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 525.8%

-6% vs borough

Crime by type

Violence & sexual offences26%
Other24%
Anti-social behaviour22%
Vehicle crime17%
Burglary5%
Drug offences3%
Theft2%
Robbery1%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.4km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area68.2 m²

EPC breakdown

B
14%
C
9%

Based on 23 properties · Confidence: medium

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£170,500
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.18 W/m²K
Roof(another dwelling above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
9 min walk
Chadwell HeathNational Rail
9 min walk
Goodmayes Rail StationElizabeth line
23 min walk
Dagenham Heathway Underground StationDistrict
32 min walk
Becontree Underground StationDistrict
34 min walk
No bus stops within 400m

10

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★55 min
City59 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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park440m
Santander docks (800m)0
Nearest cycle dock9.9 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
683m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed4 Mbps
Median download4 Mbps
Superfast coverage0%
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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 83% of London

Nearest SSSI: Hainault Forest SSSI — 6.6 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

GREEN LANE SURGERY

872 GREEN LANE, RM8 1BX

5 min walk

56%

Recommend GP

56%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beacon Tree (413 m)

Nearest supermarketFreshco · 887 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

839m

Post office

Nearby shops

Atkar Superstore335 m
Magazin Romanesc Oltenia343 m
Green Lane Bakery & Cakes350 m
Turner's352 m

Nearby cafes

Cafe Zone650 m
Millennium Cafe727 m
Fiddlers Cafe795 m
Heath Pie Shop814 m

Nearby restaurants

Curry Express337 m
Becontree BBQ346 m
Upper Grill371 m
New China Gold388 m

Nearby pubs

Beacon Tree413 m
The Eva Hart881 m
212 Lounge923 m
Nebula931 m

Nearby pharmacies

Britannia Pharmacy906 m
Super-Care Pharmacy906 m
Wellbeing Pharmacy937 m

Nearby health

Chadwell Heath Orthodontic Practice905 m
Ashton Gardens Surgery928 m
Chadwell Dental Care932 m
Food hygiene (5-star)57% of 35

Business

Local businesses registered here

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

High street

E

High street health

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 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

25.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,186m
Crossrail 2 route13,907m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,925 nationally

2,778

Est. population

10,187/km²

64%

Employed

37%

Degree educated

£36,100

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

32%
22%
26%
14%
Under 1832%
18–3422%
35–4926%
50–6414%
65+6%

Tenure

31%
24%
28%
Own outright13%
Own (mortgage)31%
Private rent24%
Social rent28%
Shared ownership5%
Rent free0%

Ethnicity

34%
13%
28%
17%
White British34%
White Other13%
Asian28%
Black17%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household25%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent28%
Private rent24%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
79
Development activity
high
Residential apps (800m)
47
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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
319 homes · Lymington Fields Phase 1, Lymington Fields Phase 1, Turnage Road, Essex, RM8 1QP
Pipeline pressure
NONE

Named schemes (500m)

Lymington Fields Phase 1, Lymington Fields Phase 1, Turnage Road, Essex, RM8 1QP319 homes
completed
Lymington Fields, Lymington Fields, Phase 2, AGER AVENUE, Dagenham292 homes
completed
Lymington Fields Phase 1B, Lymington Fields Phase 1B, Turnage Road, Dagenham, RM8125 homes
completed
919, 919, Green Lane, Dagenham, RM84 homes
completed
900, 900, Green Lane, Dagenham, RM8 1BX2 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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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM8 1EW

Full postcodeRM8 1EW
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.564024
Longitude0.137471
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