Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56802, 0.14860

RM8 1JP— Whalebone, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 75/100Transport 17/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

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

Liveability
53
Safety
75
Schools
100
Transport
17
Environment
84
Investment
45

The bottom line

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

The catch: 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 1JP 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 1JP meets your needs.

Location

RM8 1JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for RM8 1JP

🛡️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 1JP with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM8 1JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Furze Infant School

Not yet inspected · 9 min walk

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 8 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 · 118 min walk

1 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.6 incidents per 1,000 residents

Better than 52% of London
↑ Rising 365.5%

-16% vs borough

Crime by type

Violence & sexual offences26%
Other21%
Anti-social behaviour19%
Vehicle crime12%
Burglary10%
Drug offences7%
Theft4%
Robbery1%

Stop & search

4.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.1km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,486/m²
Price per ft²£510/ft²
Avg floor area72.6 m²

EPC breakdown

C
26%
D
23%
E
3%

Based on 52 properties · Confidence: high

Street mix

Semi 22%Terraced 45%Flat 33%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£181,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1997–2025 · CAGR

+6.7%

Total change

+509%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.9%

per year

Acceleration

+74.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached24.4%
Terraced46.7%
Flat/maisonette28.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£60k-14.3%1
Post-dot-com plateau2001–2004£89k£153k+71.4%2.3
Pre-crash peak2005–2007£144k£175k+21.5%3
GFC & correction2008–2011£228k£150k-34.2%1.8
Help-to-Buy recovery2013–2016£218k£255k+17.2%1.8
Brexit uncertainty2019–2019£330k£330k+0%3
Pandemic surge2021–2021£285k£285k+0%5
Rate-rise correction2022–2023£440k£400k-9.1%2
Current market2024–2025£290k£426k+46.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.3% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+4.3% α
Local
6.1%
District
1.8%
Terraced+0.3% α
Local
7.2%
District
6.9%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
17 min walk
Chadwell HeathNational Rail
17 min walk
Romford Rail StationLiberty · Elizabeth line
31 min walk
Goodmayes Rail StationElizabeth line
33 min walk
Dagenham East Underground StationDistrict
37 min walk
No bus stops within 400m

16

Walkability score

15

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock10.7 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.4 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 6.2 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

THE UPSTAIRS SURGERY

ASHTON GARDENS, RM6 6RT

11 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Nebula (670 m)

Nearest supermarketFreshco · 1.2 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Corner shop-(lotto and Oyster)419 m
Hainault Convenience Store581 m
AM News650 m
Agshu Superstore665 m

Nearby cafes

Cafe Zone518 m
Millennium Cafe646 m
Beacontree Heath Leisure Centre Cafe776 m
Fiddlers Cafe856 m

Nearby restaurants

McDonald's388 m
Papa Rom Pizzeria444 m
Kimling473 m
Essex Kebab and Pizza476 m

Nearby pubs

Nebula670 m
212 Lounge682 m
Tollgate Tavern709 m
The Three Travellers785 m

Nearby gyms

Becontree Heath Leisure Centre816 m

Nearby pharmacies

Super-Care Pharmacy720 m

Nearby health

Ashton Gardens Surgery772 m
Food hygiene (5-star)43% of 49

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

AJ PROPERTIES DEVELOPMENT (UK) LTD
BANI PACKAGES LTD
DREAM GRID CONSTRUCTIONS LTD
FLV LOGISTICS LTD
G&N BUSINESS HUB LTD

+5 more

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

37.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,043m
Crossrail 2 route14,589m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,532 nationally

2,155

Est. population

8,093/km²

60%

Employed

30%

Degree educated

£37,800

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

31%
22%
18%
18%
Under 1831%
18–3422%
35–4918%
50–6418%
65+11%

Tenure

17%
28%
21%
34%
Own outright17%
Own (mortgage)28%
Private rent21%
Social rent34%
Shared ownership0%
Rent free0%

Ethnicity

31%
21%
23%
17%
White British31%
White Other21%
Asian23%
Black17%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household34%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent34%
Private rent21%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
26
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
100%
Borough approval rate
60%
Historic landfill (400m)
1
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
24 homes · WHALEBONE LIBRARY AND LAND ADJOINING, WHALEBONE LIBRARY AND LAND ADJOINING, HIGH ROAD, CHADWELL HEATH, RM6
Pipeline pressure
NONE

Named schemes (500m)

65, 65, Temple Avenue, Dagenham, RM8 1LS4 homes
completed
11A, 11A, Stanley Avenue, Dagenham, RM84 homes
completed
63, 63, Temple Avenue, Dagenham, RM8 1LS2 homes
completed
49, 49, Temple Avenue, Dagenham, RM8 1LS2 homes
completed
59, 59, Grosvenor Road, Dagenham, RM8 1NL2 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 1JP? 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 1JP.
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 1JP

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

No spam. Unsubscribe anytime.

Key facts for RM8 1JP

Full postcodeRM8 1JP
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.568021
Longitude0.148597
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