Becontree · Barking and Dagenham · Dagenham and Rainham constituency · 51.56204, 0.12301

RM8 1YT— Becontree, Barking and Dagenham

Location and area intelligence for RM8 1YT, Becontree, Barking and Dagenham

The family fortress

 

Schools 100%Safety 76/100Transport 41/100Yield 4.32%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
76
Schools
60
Transport
41
Environment
66
Investment
56

The bottom line

RM8 1YT 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.

Less suited to Car-free commuters.

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Location

RM8 1YT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for RM8 1YT

🛡️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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“The family fortress”

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How RM8 1YT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Vincent's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 108.8

—

Secondary

Mayfield School

Not yet inspected · 4 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.4 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+27% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour11%
Vehicle crime11%
Burglary9%
Theft5%
Robbery5%
Drug offences3%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

5

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.3km

Crime is +45% above London average

Property

Prices, sales volume and market trends

Avg floor area73.9 m²

EPC breakdown

B
4%
C
17%
D
17%
E
15%
F
3%
G
2%

Based on 58 properties · Confidence: high

Street mix

Semi 4%Terraced 40%Flat 20%Other 36%

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£184,750
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

1996–2021 · CAGR

+3.2%

Total change

+118%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.0%

per year

Acceleration

-26.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached6.7%
Terraced60%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£131k+54.1%1
Post-dot-com plateau2001–2004£220k£241k+9.5%1.7
Pre-crash peak2005–2007£87k£320k+267.8%1.5
GFC & correction2008–2011£310k£250k-19.4%1
Brexit uncertainty2019–2019£250k£250k+0%2
Pandemic surge2021–2021£185k£185k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

12

Walkability score

6

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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park489m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
738m

Connectivity

Broadband and mobile coverage

100%

Full fibre

66%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed363 Mbps
Median download372 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 19%
More green space than 86% of London

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

TULASI MEDICAL CENTRE

10 BENNETTS CASTLE LANE, RM8 3XU

2 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Eva Hart (1.1 km)

No restaurants within 800m — nearest: Harvester - The Greyhound (739 m)

Nearest supermarketMasala Bazaar · 717 m

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)

157m

Post office

Nearby shops

Tesco Express170 m
Chadwell Express682 m
AAA News843 m
DU'A Foods1.0 km

Nearby cafes

Costa Coffee761 m
Sip & Savour Cafe994 m
Foodies1.0 km

Nearby restaurants

Harvester - The Greyhound739 m
Nando's772 m
Essence Peri Peri Grill845 m
KFC901 m

Nearby pubs

The Eva Hart1.1 km

Nearby gyms

The Gym709 m

Nearby pharmacies

Wellbeing Pharmacy1.1 km

Nearby health

Chadwell Dental Care1.1 km
Food hygiene (5-star)42% of 79

Business

Local businesses registered here

Active businesses
76
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
35
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

A & S PROPERTIES (UK) LIMITED
A.G. BUTLER & SON LIMITED
AG FIRM LTD
AKCEL HOSPITALITY LTD
AKCEL PROPERTIES LTD

+15 more

Investment

Investment grade, yield and market outlook

56

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

20.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,344m
Crossrail 2 route12,972m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,925 nationally

1,546

Est. population

20,546/km²

56%

Employed

29%

Degree educated

£36,100

Median income

8.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

33%
20%
24%
16%
Under 1833%
18–3421%
35–4924%
50–6416%
65+7%

Tenure

14%
21%
34%
28%
Own outright14%
Own (mortgage)21%
Private rent34%
Social rent28%
Shared ownership2%
Rent free0%

Ethnicity

26%
41%
16%
White British26%
White Other10%
Asian41%
Black16%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household32%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent34%
Social rent29%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
52
Development activity
high
Residential apps (800m)
24
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
2
Local approval rate
75%
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)
5
Largest scheme
176 homes · FORMER WANGYE WORKS, 950, FORMER WANGYE WORKS, 950, HIGH ROAD, CHADWELL HEATH, RM6
Pipeline pressure
NONE

Named schemes (500m)

THE ROYAL OAK PH, 715, THE ROYAL OAK PH, 715, GREEN LANE, RM8 1UT20 homes
completed
BURNSIDE ROAD EDUCATION CENTRE, 185, BURNSIDE ROAD EDUCATION CENTRE, 185, BURNSIDE ROAD, RM819 homes
completed
LAND AT, 124-128, LAND AT, 124-128, BURNSIDE ROAD, GREEN LANE (REAR OF 693-713), RM812 homes
completed
714 - 720, GREEN LANE, RM8 1YX5 homes
completed
81, 81, Dunkeld Road, RM8 2PT3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Ward turnout
66%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Edna FergusLabour
Muhammad SaleemLabour

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Key facts for RM8 1YT

Full postcodeRM8 1YT
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardBecontree
Latitude51.562039
Longitude0.123008
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