Mayesbrook · Barking and Dagenham · Barking constituency · 51.54207, 0.11358

RM8 2EY— Mayesbrook, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
53
Safety
80
Schools
100
Transport
27
Environment
75
Investment
42

The bottom line

RM8 2EY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 2EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-22.4% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for RM8 2EY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM8 2EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dorothy Barley Infants' School

Not yet inspected · 7 min walk

★★★

Secondary

Barking Abbey School, A Specialist Sports and Humanities College

Outstanding · Inspected Jan 2024 · 11 min walk

P8: +0.04A8: 48.9

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-7% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Vehicle crime14%
Anti-social behaviour14%
Drug offences7%
Burglary5%
Robbery5%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 2.2km

Crime is +6% above 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£5,443/m²
Price per ft²£506/ft²
Avg floor area64.3 m²

EPC breakdown

C
3%
D
1%

Based on 4 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£160,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (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

2007–2024 · CAGR

+4.1%

Total change

+97%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.6%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£178k£178k+0%1
Current market2024–2024£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Upney Underground StationDistrict
12 min walk
Becontree Underground StationDistrict
12 min walk
Barking Underground StationDistrict · Hammersmith & City
28 min walk
Barking Rail StationSuffragette · c2c
29 min walk
Dagenham Heathway Underground StationDistrict
29 min walk
No bus stops within 400m

21

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria70 min ↑
Waterloo69 min ↑
Canary Wharf ★51 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)53
Nearest car park160m
Santander docks (800m)0
Nearest cycle dock7.8 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: 13.2 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 6.2 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

GABLES SURGERY

50 MARKYATE ROAD, RM8 2LD

6 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketMajor Foods Ltd · 1.3 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Bob Food Express71 m
Co-op Food93 m
Newsmaster99 m
Spar791 m

Nearby cafes

Savoy Cafe855 m

Nearby restaurants

Istanbul Kebab & Cafe73 m
Round House Chinese79 m
Flavour Hut80 m
Tasty Chicken & RIbs81 m

Nearby pubs

The Roundhouse55 m
The Ship and Shovel1.1 km

Nearby gyms

Barking Sporthouse and Gym458 m
Jim Peters Stadium549 m

Nearby pharmacies

Britannia Pharmacy87 m
Maplestead Pharmacy822 m

Nearby health

Porters Avenue Health Centre818 m
Food hygiene (5-star)46% of 22

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LUXEE EDUCARE LIMITED
LYNNBAS LIMITED
UKONU LTD

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

4/100

Velocity score

Future outlook

28.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,287m
Crossrail 2 route13,041m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,523 nationally

2,150

Est. population

16,769/km²

56%

Employed

31%

Degree educated

£32,600

Median income

6.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

33%
21%
23%
15%
Under 1833%
18–3421%
35–4923%
50–6415%
65+8%

Tenure

22%
25%
42%
Own outright10%
Own (mortgage)22%
Private rent25%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

37%
20%
21%
White British37%
White Other12%
Asian20%
Black21%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household37%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent42%
Private rent25%

vs. London

Income vs London-22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
67
Development activity
high
Residential apps (800m)
44
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)
3
Largest scheme
124 homes · LAND REAR OF ST THOMAS MORE CHURCH, LAND REAR OF ST THOMAS MORE CHURCH, LONGBRIDGE ROAD, IG11
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, BROMHALL ROAD, RM9108 homes
completed
Former Mayesbrook Home For The Aged Site, Former Mayesbrook Home for The Aged, BEVAN AVENUE, Barking24 homes
completed
Rugby Road Garages, Rugby Road Garages, Rugby Road, Dagenham, RM915 homes
completed
GARAGE SITE, LAND REAR OF, 330-346, GARAGE SITE, LAND REAR OF, 330-346, RUGBY ROAD, RM915 homes
completed
LAND AT REAR OF THE ROUND HOUSE PH, LAND AT REAR OF THE ROUND HOUSE PH, LODGE AVENUE, PORTERS AVENUE, RM8 2HY12 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 2EY

Full postcodeRM8 2EY
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardMayesbrook
Latitude51.542074
Longitude0.113584
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