Whalebone · Barking and Dagenham · Dagenham and Rainham constituency · 51.56669, 0.13131

RM8 1SP— Whalebone, Barking and Dagenham

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

 

Safety 73/100Transport 47/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
53
Safety
73
Schools
—
Transport
47
Environment
57
Investment
46

The bottom line

RM8 1SP 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 1SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for RM8 1SP

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

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Postcode Personality

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How RM8 1SP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Henry Green Primary School

Not yet inspected · 7 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 619.0%

+3% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour21%
Other19%
Vehicle crime14%
Burglary8%
Drug offences4%
Robbery3%
Theft1%

Stop & search

3.5

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)

6

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is +18% above 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£6,003/m²
Price per ft²£558/ft²
Avg floor area74.5 m²

EPC breakdown

C
6%
D
15%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 13%Terraced 83%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,250
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

1995–2026 · CAGR

+7.2%

Total change

+754%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.4%

per year

Acceleration

+34.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached13.3%
Terraced83.3%
Flat/maisonette3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£50k£66k+31.6%1.6
Post-dot-com plateau2001–2004£110k£174k+57.7%1.5
Pre-crash peak2005–2007£140k£192k+37.1%1.3
GFC & correction2008–2012£214k£190k-11%1
Help-to-Buy recovery2015–2015£308k£308k+0%2
Brexit uncertainty2017–2019£325k£375k+15.4%1
Pandemic surge2021–2021£395k£395k+0%1
Current market2024–2026£425k£430k+1.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Terraced+1.7% α
Local
9.5%
District
7.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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

Nearby stations

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

27

Walkability score

2

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park164m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
164m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download445 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: 15.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 96% of London

Nearest SSSI: Hainault Forest SSSI — 6.3 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

8 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

Nearest hospitalGoodmayes Hospital · 1.8 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

31

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 (430 m)

Nearest supermarketCostcutter · 479 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)

496m

Post office

Nearby shops

Chadwell Express131 m
Istambul Food Centre467 m
DU'A Foods468 m
Just Drinks 4U470 m

Nearby cafes

Foodies434 m
Sip & Savour Cafe471 m
Il Patio481 m
Bon Appetit575 m

Nearby restaurants

Best Kebab House434 m
Sweets Town & Grill437 m
The Swan438 m
Yankees Chicken468 m

Nearby pubs

The Eva Hart430 m

Nearby pharmacies

Wellbeing Pharmacy469 m
Britannia Pharmacy775 m
Super-Care Pharmacy859 m

Nearby health

Chadwell Dental Care470 m
Chadwell Heath Orthodontic Practice768 m
Chadwell Heath Surgery837 m
Ashton Gardens Surgery851 m
Food hygiene (5-star)42% of 81

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

LIMECLICKS LTD
MODERNA CONTRACTS LIMITED
N & C BUILDING PRODUCTS LIMITED
NICHOLLS & CLARKE GLASS LIMITED
NICHOLLS & CLARKE LIMITED

+4 more

Investment

Investment grade, yield and market outlook

46

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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,113m
Crossrail 2 route13,431m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,982 nationally

1,971

Est. population

7,444/km²

61%

Employed

37%

Degree educated

£37,800

Median income

6.4%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

28%
25%
23%
16%
Under 1828%
18–3425%
35–4923%
50–6416%
65+9%

Tenure

21%
31%
37%
Own outright21%
Own (mortgage)31%
Private rent37%
Social rent11%
Shared ownership1%

Ethnicity

22%
15%
35%
18%
White British22%
White Other15%
Asian35%
Black18%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household30%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent36%
Social rent11%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
20
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
20%
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)
13
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 1SP

Full postcodeRM8 1SP
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardWhalebone
Latitude51.566690
Longitude0.131305
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