Mayesbrook · Barking and Dagenham · Barking constituency · 51.54509, 0.12132

RM8 2EN— Mayesbrook, Barking and Dagenham

Location and area intelligence for RM8 2EN, Mayesbrook, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 35/100Yield 4.32%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
85
Schools
100
Transport
35
Environment
62
Investment
52

The bottom line

RM8 2EN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

RM8 2EN

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-19.5% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for RM8 2EN

🛡️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 2EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

The St Teresa Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 8 min walk

KS2: 108.7

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 17 min walk

P8: +0.24A8: 48.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 82 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.5 incidents per 1,000 residents

Better than 73% of London
→ Stable

-49% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour15%
Vehicle crime14%
Burglary8%
Drug offences6%
Theft0%
Robbery0%

Road safety

94

Road safety score

6

Accidents (5yr)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.9km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area64.4 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

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£161,000
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, 150 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

1998–2020 · CAGR

+7.3%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.7%

per year

Acceleration

-285.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£83k+37.5%1
Brexit uncertainty2018–2018£310k£310k+0%1
Pandemic surge2020–2020£280k£280k+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

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Becontree Underground StationDistrict line
7.9 min walk
Goodmayes

Nearby stations

Becontree Underground StationDistrict
8 min walk
Upney Underground StationDistrict
20 min walk
Dagenham Heathway Underground StationDistrict
23 min walk
Goodmayes Rail StationElizabeth line
30 min walk
GoodmayesNational Rail
30 min walk
No bus stops within 400m

11

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria60 min ↑
Waterloo58 min ↑
Canary Wharf ★44 min
City47 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)

0

EV chargers (800m)

Nearest car park640m
Santander docks (800m)0
Nearest cycle dock8.4 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 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: 13.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 6.5 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

OMNES HEALTHCARE LTD

234 PORTERS AVENUE, RM8 2EQ

1 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Roundhouse (677 m)

Nearest supermarketPremier Shop · 1.1 km

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)

794m

Post office

Nearby shops

Co-op Food685 m
Newsmaster697 m
Bob Food Express704 m
Budgens797 m

Nearby restaurants

Jade Garden599 m
Tasty Chicken & RIbs614 m
Round House Chinese635 m
Flavour Hut652 m

Nearby pubs

The Roundhouse677 m

Nearby gyms

Barking Sporthouse and Gym697 m
Jim Peters Stadium732 m
TBF Women Only Gym841 m

Nearby pharmacies

Britannia Pharmacy674 m

Nearby health

Porters Avenue Health Centre185 m
Food hygiene (5-star)70% of 10

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

52

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

22

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,907m
Crossrail 2 route13,412m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,640 nationally

1,759

Est. population

19,262/km²

59%

Employed

30%

Degree educated

£33,800

Median income

8.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

44

Community stability

Age profile

33%
20%
24%
14%
Under 1833%
18–3420%
35–4924%
50–6414%
65+9%

Tenure

27%
20%
40%
Own outright13%
Own (mortgage)27%
Private rent20%
Social rent40%
Shared ownership0%
Rent free0%

Ethnicity

40%
17%
16%
20%
White British40%
White Other17%
Asian16%
Black20%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household35%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent40%
Private rent20%

vs. London

Income vs London-19.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
57
Development activity
high
Residential apps (800m)
39
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
108 homes · LAND AT, LAND AT, BROMHALL ROAD, RM9
Pipeline pressure
NONE

Named schemes (500m)

Fitzstephen Road Garages, Fitzstephen Road Garages, Fitzstephen Road, Dagenham, RM88 homes
completed
Garages at rear of 359, Garages at rear of 359, Porters Avenue, Dagenham, RM9 4BZ3 homes
completed
Evangelical Hall, Evangelical Hall, Lillechurch Road, Dagenham, RM8 2BY3 homes
completed
271, 271, Porters Avenue, Dagenham, RM9 4LX2 homes
completed
43, 43, Rutland Gardens, Dagenham, RM8 2HH2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.6%
Ward turnout
95%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Shamsul AzamLabour
Kashif HaroonLabour
Faiza NoreenLabour

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Key facts for RM8 2EN

Full postcodeRM8 2EN
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardMayesbrook
Latitude51.545091
Longitude0.121325
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