Becontree · Barking and Dagenham · Barking constituency · 51.55252, 0.12036

RM8 2BE— Becontree, Barking and Dagenham

Location and area intelligence for RM8 2BE, Becontree, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 23/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
84
Schools
60
Transport
23
Environment
62
Investment
42

The bottom line

RM8 2BE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 2BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for RM8 2BE

🛡️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 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The St Teresa Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 5 min walk

KS2: 108.7

—

Secondary

Mayfield School

Not yet inspected · 17 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.1 incidents per 1,000 residents

Better than 70% of London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour20%
Other15%
Burglary10%
Theft7%
Robbery5%
Vehicle crime5%
Drug offences3%

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: Ilford Fire Station · 2.4km

Crime is 37% below 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£4,322/m²
Price per ft²£402/ft²
Avg floor area84.6 m²

EPC breakdown

C
3%
D
17%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Semi 7%Terraced 94%

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£211,500
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, 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

1997–2024 · CAGR

+7.6%

Total change

+617%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-12.07

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£85k+66.7%1.8
Post-dot-com plateau2001–2004£90k£156k+72.4%2.7
Pre-crash peak2006–2007£185k£180k-2.4%2.5
GFC & correction2008–2012£238k£170k-28.6%1
Help-to-Buy recovery2013–2014£178k£250k+40.8%1
Brexit uncertainty2017–2017£321k£321k+0%1
Pandemic surge2021–2021£363k£363k+0%1
Current market2024–2024£366k£366k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.6%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Becontree Underground StationDistrict line
17.1 min walk
Goodmayes

Nearby stations

Becontree Underground StationDistrict
18 min walk
Goodmayes Rail StationElizabeth line
20 min walk
GoodmayesNational Rail
20 min walk
Chadwell Heath Rail StationElizabeth line
23 min walk
Upney Underground StationDistrict
26 min walk
No bus stops within 400m

21

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria67 min ↑
Waterloo63 min ↑
Canary Wharf ★47 min
City54 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park479m
Santander docks (800m)0
Nearest cycle dock8.5 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 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: 14.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 7.3 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 yield861.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR A ARIF

620 LONGBRIDGE ROAD, GOODMAYES, RM8 2AJ

5 min walk

67%

Recommend GP

67%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketPremier Shop · 316 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)

397m

Post office

Nearby shops

Tesco Express1.2 km

Nearby gyms

Jim Peters Stadium906 m

Nearby health

Porters Avenue Health Centre775 m
Food hygiene (5-star)54% of 35

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

A STAR QUALITY GROUP LTD
GEMS CONSTRUCTION LIMITED
HZ GROUP LTD
LCC ESTATES LTD
NC 24/7 PLUMBING LTD

+2 more

Investment

Investment grade, yield and market outlook

42

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

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

29.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,441m
Crossrail 2 route13,075m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,426 nationally

1,485

Est. population

15,834/km²

56%

Employed

30%

Degree educated

£38,400

Median income

7.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

47

Community stability

Age profile

31%
21%
23%
17%
Under 1831%
18–3421%
35–4923%
50–6417%
65+8%

Tenure

16%
34%
19%
32%
Own outright16%
Own (mortgage)34%
Private rent19%
Social rent32%
Shared ownership0%
Rent free0%

Ethnicity

31%
15%
26%
21%
White British31%
White Other15%
Asian26%
Black21%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household25%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent32%
Private rent19%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
83
Development activity
high
Residential apps (800m)
47
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
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)
0
Largest scheme
106 homes · FORMER ERKENWALD SCHOOL SITE, FORMER ERKENWALD SCHOOL SITE, HIGHGROVE ROAD, RM8
Pipeline pressure
NONE

Named schemes (500m)

136-182, 136-182, BECONTREE AVENUE, RM827 homes
completed
FORMER ERKENWALD SCHOOL SITE, FORMER ERKENWALD SCHOOL SITE, HIGHGROVE ROAD, RM826 homes
completed
Barking And Becontree Synagogue, 200, BECONTREE AVENUE, Dagenham, RM8 2TS22 homes
completed
ALLOTMENT GARDENS AT REAR &, 140, ALLOTMENT GARDENS AT REAR &, 140, CAMPDEN CRESCENT, RM814 homes
completed
LAND TO REAR AND, 140, LAND TO REAR AND, 140, CAMPDEN CRESCENT, RM8 2SL14 homes
completed

Politics

Local councillors and MP

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

Councillors

Edna FergusLabour
Muhammad SaleemLabour

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Key facts for RM8 2BE

Full postcodeRM8 2BE
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardBecontree
Latitude51.552518
Longitude0.120358
Parliamentary constituencyBarking
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