Becontree · Barking and Dagenham · Dagenham and Rainham constituency · 51.55967, 0.11978

RM8 2PX— Becontree, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 82/100Transport 28/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
82
Schools
60
Transport
28
Environment
64
Investment
44

The bottom line

RM8 2PX 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 2PX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.0% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for RM8 2PX

🛡️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 2PX 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 · 2 min walk

KS2: 108.8

—

Secondary

Mayfield School

Not yet inspected · 7 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.9 incidents per 1,000 residents

Better than 56% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences27%
Other19%
Anti-social behaviour15%
Vehicle crime14%
Burglary10%
Drug offences8%
Robbery6%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.1km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,871/m²
Price per ft²£453/ft²
Avg floor area73 m²

EPC breakdown

C
5%
D
28%
E
4%

Based on 37 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£182,500
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
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

1997–2025 · CAGR

+7.2%

Total change

+606%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

+8.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached2.6%
Terraced97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£58k+13.7%2
Post-dot-com plateau2001–2003£113k£135k+19.5%2
Pre-crash peak2005–2007£165k£192k+16.4%2.7
GFC & correction2008–2011£150k£169k+13%1.3
Help-to-Buy recovery2014–2016£221k£265k+19.8%2
Brexit uncertainty2017–2017£299k£299k+0%2
Pandemic surge2020–2020£315k£315k+0%1
Current market2025–2025£360k£360k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7%
District
7.1%

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

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
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
Goodmayes StationElizabeth line line
10.7 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

Goodmayes Rail StationElizabeth line
11 min walk
GoodmayesNational Rail
11 min walk
Chadwell Heath Rail StationElizabeth line
14 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
21 min walk
Becontree Underground StationDistrict
28 min walk
No bus stops within 400m

18

Walkability score

28

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

2

Car parks (800m)

3

EV chargers (800m)

Nearest car park567m
Santander docks (800m)0
Nearest cycle dock8.7 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.2 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 25%
More green space than 81% of London

Nearest SSSI: Hainault Forest SSSI — 7.1 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

TULASI MEDICAL CENTRE

10 BENNETTS CASTLE LANE, RM8 3XU

4 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: MCH (671 m)

Nearest supermarketPremier Shop · 562 m
4 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)

365m

Post office

Nearby shops

Tesco Express367 m
NK News759 m
Rey774 m
Luca Meat779 m

Nearby cafes

Costa Coffee923 m

Nearby restaurants

MCH671 m
Nando's924 m
Harvester - The Greyhound961 m
Essence Peri Peri Grill1.1 km

Nearby gyms

The Gym877 m

Nearby pharmacies

Eden Pharmacy Ltd766 m
Food hygiene (5-star)41% of 76

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

AJ & CHES LIMITED
CAERUS LIMITED
CORELINE BUILDERS LIMITED
EDRUS45 LEASE LTD LTD
GAFFET LIMITED

+10 more

Investment

Investment grade, yield and market outlook

44

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,998m
Crossrail 2 route12,817m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,965 nationally

1,657

Est. population

11,161/km²

59%

Employed

31%

Degree educated

£36,100

Median income

9.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

34%
18%
23%
16%
Under 1834%
18–3418%
35–4924%
50–6416%
65+8%

Tenure

16%
30%
29%
25%
Own outright16%
Own (mortgage)30%
Private rent29%
Social rent25%
Shared ownership0%
Rent free0%

Ethnicity

30%
14%
34%
15%
White British30%
White Other14%
Asian34%
Black15%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household27%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent29%
Social rent25%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
64
Development activity
high
Residential apps (800m)
29
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
80%
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)
10
Largest scheme
45 homes · REAR OF, 16-36, REAR OF, 16-36, BURNSIDE ROAD, RM8
Pipeline pressure
NONE

Named schemes (500m)

REAR OF, 16-36, REAR OF, 16-36, BURNSIDE ROAD, RM845 homes
completed
Barking And Becontree Synagogue, 200, BECONTREE AVENUE, Dagenham, RM8 2TS22 homes
completed
BURNSIDE ROAD EDUCATION CENTRE, 185, BURNSIDE ROAD EDUCATION CENTRE, 185, BURNSIDE ROAD, RM819 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 2PX

Full postcodeRM8 2PX
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardBecontree
Latitude51.559669
Longitude0.119781
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