Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56490, 0.13839

RM8 1FF— Whalebone, Barking and Dagenham

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

 

Schools 100%Safety 72/100Transport 28/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
72
Schools
100
Transport
28
Environment
57
Investment
45

The bottom line

RM8 1FF 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 catch: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 1FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for RM8 1FF

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

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How RM8 1FF 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 · 9 min walk

KS2: 105.4

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 17 min walk

P8: +0.38A8: 48.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.7 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 317.1%

+13% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour18%
Vehicle crime8%
Robbery7%
Drug offences6%
Burglary5%
Theft2%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.4km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM8 district median

£375,000

Based on 53 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£4,818/m²
Price per ft²£448/ft²
Avg floor area101.4 m²

EPC breakdown

B
32%

Based on 32 properties · Confidence: high

Street mix

Terraced 97%Other 3%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
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

Price Trajectory

2016–2026 · CAGR

+4%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

-8.64

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£333k£333k+0%24
Pandemic surge2021–2021£420k£420k+0%1
Current market2024–2026£474k£494k+4.2%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
4%
District
2.7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0

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
24 min walk
Dagenham Heathway Underground StationDistrict
33 min walk
Becontree Underground StationDistrict
36 min walk
No bus stops within 400m

11

Walkability score

12

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 park403m
Santander docks (800m)0
Nearest cycle dock10.0 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
693m

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 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: 15.6 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 86% of London

Nearest SSSI: Hainault Forest SSSI — 6.5 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

6 min walk

56%

Recommend GP

56%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

6

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 (450 m)

Nearest supermarketFreshco · 833 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)

778m

Post office

Nearby shops

Atkar Superstore398 m
Magazin Romanesc Oltenia402 m
Green Lane Bakery & Cakes407 m
Turner's408 m

Nearby cafes

Cafe Zone604 m
Millennium Cafe701 m
Fiddlers Cafe798 m
Bon Appetit801 m

Nearby restaurants

Curry Express399 m
Becontree BBQ405 m
Upper Grill421 m
New China Gold434 m

Nearby pubs

Beacon Tree450 m
212 Lounge813 m
Nebula820 m
The Eva Hart844 m

Nearby pharmacies

Super-Care Pharmacy798 m
Britannia Pharmacy808 m
Wellbeing Pharmacy905 m

Nearby health

Chadwell Heath Orthodontic Practice807 m
Ashton Gardens Surgery822 m
Chadwell Dental Care898 m
Food hygiene (5-star)59% of 39

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

JVU CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

45

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

41.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,300m
Crossrail 2 route13,951m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,421 nationally

1,745

Est. population

7,565/km²

70%

Employed

50%

Degree educated

£37,800

Median income

3.5%

Claimant rate

SuburbanHigh densityEstablished mixed

52

Community stability

Age profile

38%
22%
29%
Under 1838%
18–3422%
35–4929%
50–647%
65+4%

Tenure

51%
22%
Own outright10%
Own (mortgage)51%
Private rent12%
Social rent22%
Shared ownership5%
Rent free0%

Ethnicity

22%
42%
16%
White British22%
White Other11%
Asian42%
Black16%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household22%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent22%
Private rent12%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
82
Development activity
high
Residential apps (800m)
49
Commercial apps (800m)
2
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

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 1FF

Full postcodeRM8 1FF
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.564898
Longitude0.138393
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