Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56183, 0.14040

RM8 1PL— Whalebone, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 21/100Yield 4.32%

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
77
Schools
100
Transport
21
Environment
62
Investment
55

The bottom line

RM8 1PL 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: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 1PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.0% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for RM8 1PL

🛡️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

“Strong, well-rated schools nearby”

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How RM8 1PL 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 · 4 min walk

KS2: 105.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 10 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 · 108 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.7 incidents per 1,000 residents

Better than 62% of London
↑ Rising 442.9%

from a low base — still below London average

-32% vs borough

Crime by type

Violence & sexual offences34%
Other29%
Anti-social behaviour18%
Vehicle crime11%
Burglary5%
Drug offences1%
Theft1%
Robbery0%

Stop & search

1.3

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 · 1.2km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area78 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£195,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2012 · CAGR

+7.8%

Total change

+164%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+21.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£70k£70k+0%1
Post-dot-com plateau2003–2004£126k£160k+27%1.5
Pre-crash peak2005–2007£196k£250k+27.6%1
GFC & correction2010–2012£190k£185k-2.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
13 min walk
Chadwell HeathNational Rail
13 min walk
Goodmayes Rail StationElizabeth line
26 min walk
Dagenham Heathway Underground StationDistrict
29 min walk
Becontree Underground StationDistrict
32 min walk
No bus stops within 400m

21

Walkability score

12

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

14

Car parks (800m)

6

EV chargers (800m)

Nearest car park134m
Santander docks (800m)0
Nearest cycle dock10.0 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: 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 AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 6.8 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

3 min walk

89%

Recommend GP

89%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

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

113

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketFreshco · 1.2 km
1 tennis courts1 swimming pools

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)

837m

Post office

Nearby shops

Turner's41 m
Green Lane Bakery & Cakes42 m
Magazin Romanesc Oltenia42 m
Atkar Superstore47 m

Nearby cafes

Cafe Zone482 m
Millennium Cafe499 m
Fiddlers Cafe506 m
Heath Pie Shop526 m

Nearby restaurants

Becontree BBQ41 m
Curry Express46 m
Upper Grill54 m
New China Gold72 m

Nearby pubs

Beacon Tree102 m
The Three Travellers659 m
The Cherry Tree1.1 km
212 Lounge1.1 km

Nearby gyms

Becontree Heath Leisure Centre600 m

Nearby pharmacies

Super-Care Pharmacy1.1 km
Britannia Pharmacy1.2 km

Nearby health

Ashton Gardens Surgery1.2 km
Chadwell Heath Orthodontic Practice1.2 km
Food hygiene (5-star)49% of 66

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

CHRIST HOLY CHAPEL LIMITED
JASMERIC ENTERPRISES LIMITED

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

26

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,154m
Crossrail 2 route14,154m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,346 nationally

1,499

Est. population

19,124/km²

62%

Employed

33%

Degree educated

£37,800

Median income

7.2%

Claimant rate

SuburbanVery high densityMixed

48

Community stability

Age profile

32%
20%
23%
17%
Under 1832%
18–3420%
35–4923%
50–6417%
65+8%

Tenure

22%
38%
25%
14%
Own outright22%
Own (mortgage)38%
Private rent25%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

27%
34%
17%
White British27%
White Other13%
Asian34%
Black17%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household22%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent25%
Social rent14%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
81
Development activity
high
Residential apps (800m)
54
Commercial apps (800m)
2
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)
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
37 & 37A, 37 & 37A, Boulton Road, Dagenham, RM8 3DD2 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 1PL

Full postcodeRM8 1PL
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.561831
Longitude0.140398
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
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