Parsloes · Barking and Dagenham · Barking constituency · 51.55156, 0.12954

RM8 2NT— Parsloes, Barking and Dagenham

Location and area intelligence for RM8 2NT, Parsloes, Barking and Dagenham

The family fortress

 

Schools 100%Safety 82/100Transport 22/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
82
Schools
60
Transport
22
Environment
63
Investment
42

The bottom line

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

The catches: very high noise — check proximity to rail lines and 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 2NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for RM8 2NT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM8 2NT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roding Primary School

Not yet inspected · 4 min walk

KS2: 104.8

—

Secondary

Mayfield School

Not yet inspected · 20 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 92 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-20% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime12%
Drug offences7%
Burglary6%
Theft3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.1km

Crime is 9% 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£2,416/m²
Price per ft²£224/ft²
Avg floor area72.8 m²

EPC breakdown

C
9%
D
10%

Based on 19 properties · Confidence: medium

Street mix

Semi 22%Terraced 11%Flat 44%Other 22%

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£182,000
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)
Roof(another dwelling above)
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

2002–2025 · CAGR

+1.1%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

+10.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached33.3%
Flat/maisonette66.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£140k£185k+32.1%1
Pre-crash peak2007–2007£325k£325k+0%1
Brexit uncertainty2018–2019£190k£175k-7.9%1
Current market2025–2025£180k£180k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
15.1 min walk
Chadwell Heath

Nearby stations

Becontree Underground StationDistrict
16 min walk
Dagenham Heathway Underground StationDistrict
21 min walk
Chadwell Heath Rail StationElizabeth line
23 min walk
Chadwell HeathNational Rail
23 min walk
Goodmayes Rail StationElizabeth line
25 min walk
No bus stops within 400m

16

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★52 min
City56 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

0

Car parks (800m)

1

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock9.1 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 22%
More green space than 76% of London

Nearest SSSI: Abbey Wood SSSI — 7.2 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

BARKING&DAGENHAM EAST ONE PCN EAS

PARSLOES HUB, 370 PARSLOES AVENUE, RM9 5QP

1 min walk

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cherry Tree (402 m)

No restaurants within 800m — nearest: Jade Garden (1.2 km)

Nearest supermarketPremier Shop · 901 m
3 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)

1.4km

Post office

Nearby restaurants

Jade Garden1.2 km

Nearby pubs

The Cherry Tree402 m

Nearby health

Porters Avenue Health Centre753 m
Food hygiene (5-star)57% of 47

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

BISHWANATH DAFFODIL ASSOCIATION-UK
CAFE BIG BREAKFAST LIMITED
COMAK LIMITED
DADYAL HAIR SALON LTD
DAN NAILS 80 LTD

+15 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 score11/100
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

28.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,816m
Crossrail 2 route13,715m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,646 nationally

1,719

Est. population

12,459/km²

55%

Employed

27%

Degree educated

£38,400

Median income

9.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

30%
20%
23%
19%
Under 1830%
18–3420%
35–4923%
50–6419%
65+9%

Tenure

26%
23%
39%
Own outright12%
Own (mortgage)26%
Private rent23%
Social rent39%
Shared ownership0%
Rent free0%

Ethnicity

36%
14%
18%
23%
White British36%
White Other14%
Asian18%
Black23%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine30%
No car household37%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent39%
Private rent23%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
39
Commercial apps (800m)
1
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)
37
Largest scheme
49 homes · RAYDONS ROAD, RM9 5J
Pipeline pressure
NONE

Named schemes (500m)

RAYDONS ROAD, RM9 5J49 homes
completed
Kingsley Hall, PARSLOES AVENUE, RM9 5NB36 homes
completed
SCHOOL PLAYING FIELDS, LAND BOUNDED BY, SCHOOL PLAYING FIELDS, LAND BOUNDED BY, MARTIN ROAD, PORTERS AVENUE, HEWETT ROAD, RM831 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT6 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT3 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.6%
Ward turnout
103%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Chris RiceLabour
Elizabeth KangetheLabour
Hardial Singh RaiLabour

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Key facts for RM8 2NT

Full postcodeRM8 2NT
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.551561
Longitude0.129545
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