Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56556, 0.13213

RM8 1RS— Whalebone, Barking and Dagenham

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

 

Safety 74/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
53
Safety
74
Schools
—
Transport
45
Environment
57
Investment
44

The bottom line

RM8 1RS offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

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Location

RM8 1RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment 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 1RS

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

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How RM8 1RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Henry Green Primary School

Not yet inspected · 6 min walk

KS2: 105.7

—

Secondary

Mayfield School

Not yet inspected · 10 min walk

P8: 0.00A8: 45.3

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 64 min walk

6 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is +7% 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£5,362/m²
Price per ft²£498/ft²
Avg floor area72 m²

EPC breakdown

C
5%
D
22%
E
3%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 12%Terraced 83%Flat 5%

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£180,000
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, 75 mm loft insulation
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

1998–2026 · CAGR

+7.1%

Total change

+591%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+3.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached13.2%
Terraced81.6%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£78k+41.4%2.5
Post-dot-com plateau2002–2004£120k£160k+33.9%2.7
Pre-crash peak2005–2007£162k£195k+20.2%1
GFC & correction2008–2011£184k£183k-0.8%2
Help-to-Buy recovery2013–2016£164k£265k+62.1%1.5
Brexit uncertainty2017–2019£305k£304k-0.3%1
Pandemic surge2020–2021£350k£240k-31.4%1
Rate-rise correction2022–2023£386k£415k+7.7%1.5
Current market2024–2026£390k£380k-2.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Chadwell Heath StationElizabeth line line
4.1 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
4 min walk
Chadwell HeathNational Rail
4 min walk
Goodmayes Rail StationElizabeth line
18 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
30 min walk
Becontree Underground StationDistrict
35 min walk
No bus stops within 400m

24

Walkability score

3

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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park287m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
287m

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: 15.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 94% of London

Nearest SSSI: Hainault Forest SSSI — 6.4 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

5

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

20

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Eva Hart (568 m)

Nearest supermarketCostcutter · 611 m
2 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)

611m

Post office

Nearby shops

Chadwell Express227 m
Istambul Food Centre594 m
Tesco Express598 m
QQ Foods598 m

Nearby cafes

Foodies571 m
Sip & Savour Cafe609 m
Il Patio613 m
Bon Appetit681 m

Nearby restaurants

Best Kebab House572 m
Sweets Town & Grill573 m
The Swan574 m
B Square Grill604 m

Nearby pubs

The Eva Hart568 m
Beacon Tree809 m

Nearby pharmacies

Wellbeing Pharmacy606 m
Britannia Pharmacy847 m
Super-Care Pharmacy913 m

Nearby health

Chadwell Dental Care607 m
Chadwell Heath Orthodontic Practice841 m
Ashton Gardens Surgery912 m
Chadwell Heath Surgery975 m
Food hygiene (5-star)43% of 89

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

A2Z STRUCTURAL ENGINEERING LTD
GOHAR MART LIMITED
MAHTFIX LTD
MZB TRADERS LIMITED
ROMAN JOB LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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 score17/100
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 owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,058m
Crossrail 2 route13,511m

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
Live planning apps (800m)
58
Development activity
high
Residential apps (800m)
29
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
1
Local approval rate
0%
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)
11
Largest scheme
319 homes · Lymington Fields Phase 1, Lymington Fields Phase 1, Turnage Road, Essex, RM8 1QP
Pipeline pressure
NONE

Named schemes (500m)

NORTH EAST SIDE OF JUNCTION, NORTH EAST SIDE OF JUNCTION, FRESHWATER ROAD, STATION ROAD, RM6 4135 homes
completed
Dupont Performance Coatings, 22 - 42, FRESHWATER ROAD60 homes
completed
LAND AT REAR OF, 2-36, LAND AT REAR OF, 2-36, BURNSIDE ROAD, RM945 homes
completed
4-18, 4-18, BARON ROAD, PETERS CLOSE, RM827 homes
completed
56-79, 56-79, BARON ROAD, RM818 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 1RS

Full postcodeRM8 1RS
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.565560
Longitude0.132133
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