Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56452, 0.14849

RM8 1LT— Whalebone, Barking and Dagenham

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

 

Schools 100%Safety 73/100Transport 17/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
73
Schools
100
Transport
17
Environment
78
Investment
45

The bottom line

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

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 1LT

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+17.0% vs London avg

Deep-dive guides for RM8 1LT

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

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How RM8 1LT 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 · 9 min walk

KS2: 105.0

★★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 113 min walk

3 primaries · 2 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

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 · 816m

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,516/m²
Price per ft²£512/ft²
Avg floor area86.5 m²

EPC breakdown

C
4%
D
15%
E
2%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£216,250
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+7.1%

Total change

+634%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.6%

per year

Acceleration

+0.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 37 sales

Property Type Mix

Total: 37 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£98k+53.1%2.2
Post-dot-com plateau2001–2003£95k£175k+84.2%1.3
Pre-crash peak2005–2006£145k£194k+33.4%1.5
GFC & correction2008–2011£225k£158k-29.8%1.7
Help-to-Buy recovery2013–2016£186k£240k+29%2
Brexit uncertainty2018–2019£360k£388k+7.6%1.5
Rate-rise correction2022–2022£425k£425k+0%1
Current market2025–2025£470k£470k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.1%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
16.6 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
32 min walk
Dagenham East Underground StationDistrict
32 min walk
Goodmayes Rail StationElizabeth line
33 min walk
No bus stops within 400m

32

Walkability score

73

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 park236m
Santander docks (800m)0
Nearest cycle dock10.6 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 waterMEDIUM
Medium
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: 16.2 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 10%
More green space than 92% 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

BECONTREE MEDICAL CENTRE

641-645 BECONTREE AVENUE, RM8 3HP

10 min walk

89%

Recommend GP

89%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Travellers (401 m)

Nearest supermarketFreshco · 1.4 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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Corner shop-(lotto and Oyster)156 m
Shell474 m
Bajwa Foods609 m
Turner's653 m

Nearby cafes

Cafe Zone163 m
Millennium Cafe260 m
Beacontree Heath Leisure Centre Cafe386 m
Fiddlers Cafe469 m

Nearby restaurants

Papa Rom Pizzeria144 m
Kimling147 m
Essex Kebab and Pizza148 m
Clay Oven187 m

Nearby pubs

The Three Travellers401 m
Beacon Tree582 m
Nebula970 m
212 Lounge978 m

Nearby gyms

Becontree Heath Leisure Centre427 m
West Ham United Training Ground747 m
Food hygiene (5-star)49% of 55

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

EAGLEE LIMITED
NAIN DIRECT LIMITED
PAT PETER ASSOCIATES LTD
SAAS A SERVICES 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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,763m
Crossrail 2 route14,647m

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)
46
Development activity
high
Residential apps (800m)
24
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)

FORMER TRAVIS PERKINS SITE, FORMER TRAVIS PERKINS SITE, WOOD LANE, RM817 homes
completed
11A, 11A, Stanley Avenue, Dagenham, RM84 homes
completed
65, 65, Temple Avenue, Dagenham, RM8 1LS4 homes
completed
1146A, 1146A, Green Lane, Dagenham, RM8 1BP3 homes
completed
759, 759, BECONTREE AVENUE, Dagenham, RM8 3HH2 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 1LT

Full postcodeRM8 1LT
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.564516
Longitude0.148489
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