Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.56558, 0.12931

RM8 1TL— Valence, Barking and Dagenham

Location and area intelligence for RM8 1TL, Valence, Barking and Dagenham

The practical family move

 

Schools 100%Safety 83/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
83
Schools
60
Transport
53
Environment
59
Investment
47

The bottom line

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

The catch: 51 min to canary wharf — above average for this zone.

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Location

RM8 1TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for RM8 1TL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM8 1TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Henry Green Primary School

Not yet inspected · 5 min walk

KS2: 105.7

—

Secondary

Mayfield School

Not yet inspected · 8 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences37%
Other31%
Vehicle crime11%
Anti-social behaviour10%
Burglary4%
Drug offences3%
Theft2%
Robbery1%

Road safety

96

Road safety score

4

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,613/m²
Price per ft²£521/ft²
Avg floor area69.4 m²

EPC breakdown

C
6%
D
15%
E
6%

Based on 27 properties · Confidence: medium

Street mix

Terraced 82%Flat 18%

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£173,500
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
WallsCavity wall, filled cavity
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

1998–2026 · CAGR

+6.8%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.4%

per year

Acceleration

+13.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 26 sales

Property Type Mix

Total: 26 sales

Terraced84.6%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£62k+3.3%2
Post-dot-com plateau2001–2004£90k£156k+72.9%1.8
Pre-crash peak2005–2007£168k£175k+4.2%1
GFC & correction2008–2010£185k£167k-9.7%2
Brexit uncertainty2017–2018£305k£276k-9.5%1
Pandemic surge2021–2021£340k£340k+0%3
Rate-rise correction2023–2023£338k£338k+0%1
Current market2026–2026£380k£380k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.8%
District
7.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Chadwell Heath Rail StationElizabeth line line
3.3 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
16 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
28 min walk
Becontree Underground StationDistrict
35 min walk
No bus stops within 400m

23

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf ★51 min
City55 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)

3

EV chargers (800m)

Nearest car park203m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
203m

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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: 15.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

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

7 min walk

56%

Recommend GP

56%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

19

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Eva Hart (546 m)

Nearest supermarketCostcutter · 606 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)

656m

Post office

Nearby shops

Chadwell Express123 m
DU'A Foods561 m
AAA News562 m
Just Drinks 4U578 m

Nearby cafes

Foodies534 m
Sip & Savour Cafe543 m
Il Patio612 m
Bon Appetit743 m

Nearby restaurants

Best Kebab House538 m
Melih BBQ544 m
Kebabish Original546 m
Sweets Town & Grill547 m

Nearby pubs

The Eva Hart546 m

Nearby pharmacies

Wellbeing Pharmacy569 m

Nearby health

Chadwell Dental Care575 m
Chadwell Heath Surgery893 m
Chadwell Heath Orthodontic Practice951 m
Food hygiene (5-star)43% of 116

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

BAD BOYZ BARBERS LTD
CLEO COSTA HAIR STUDIO LTD
CRIULENI LTD
EVERGLEAM LIMITED
SHOP TO GO LTD

+2 more

Investment

Investment grade, yield and market outlook

47

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

High

Demand

Low

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

37.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,929m
Crossrail 2 route13,318m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,385 nationally

1,933

Est. population

15,507/km²

55%

Employed

28%

Degree educated

£36,100

Median income

7.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

42

Community stability

Age profile

31%
19%
23%
16%
Under 1831%
18–3419%
35–4923%
50–6416%
65+11%

Tenure

24%
24%
39%
Own outright13%
Own (mortgage)24%
Private rent24%
Social rent39%
Shared ownership0%
Rent free0%

Ethnicity

38%
14%
27%
13%
White British38%
White Other14%
Asian27%
Black13%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household36%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Social rent39%
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)
46
Development activity
high
Residential apps (800m)
20
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
2
Local approval rate
33%
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)
14
Largest scheme
176 homes · FORMER WANGYE WORKS, 950, FORMER WANGYE WORKS, 950, HIGH ROAD, CHADWELL HEATH, RM6
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
ACROW WORKS, ACROW WORKS, STATION ROAD, RM6 4DJ58 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

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
88%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Syed Feroz GhaniLabour
Jane Elizabeth JonesLabour
Kim BartiReform UK

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Key facts for RM8 1TL

Full postcodeRM8 1TL
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.565585
Longitude0.129306
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