Becontree · Barking and Dagenham · Barking constituency · 51.55302, 0.11973

RM8 2RL— Becontree, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 84/100Transport 22/100Yield 4.32%

Best for: Families

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

Liveability
50
Safety
84
Schools
90
Transport
22
Environment
69
Investment
52

The bottom line

RM8 2RL 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 2RL

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 2RL

🛡️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 2RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Becontree Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 105.9

—

Secondary

Mayfield School

Not yet inspected · 16 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 12 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 · 2.3km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area87 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 24%Terraced 77%

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£217,500
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, 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

1998–2023 · CAGR

+8%

Total change

+591%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-36.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached23.5%
Terraced76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£59k£59k+0%2
Post-dot-com plateau2001–2003£93k£145k+55.9%2
Pre-crash peak2005–2007£149k£175k+17.6%1.3
GFC & correction2011–2011£200k£200k+0%1
Help-to-Buy recovery2014–2014£200k£200k+0%1
Pandemic surge2020–2021£370k£325k-12.2%1
Rate-rise correction2022–2023£428k£405k-5.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
14.2%
District
15.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

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
17.9 min walk
Goodmayes

Nearby stations

Becontree Underground StationDistrict
19 min walk
Goodmayes Rail StationElizabeth line
19 min walk
GoodmayesNational Rail
19 min walk
Chadwell Heath Rail StationElizabeth line
22 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
25 min walk
No bus stops within 400m

23

Walkability score

12

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park444m
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 waterLOW
Low
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 AONB42% green spaceTree canopy: 31%
More green space than 92% of London

Nearest SSSI: Abbey Wood SSSI — 7.4 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

4 min walk

67%

Recommend GP

67%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketPremier Shop · 246 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)

369m

Post office

Nearby shops

Tesco Express1.1 km

Nearby gyms

Jim Peters Stadium917 m
Barking Sporthouse and Gym976 m

Nearby health

Porters Avenue Health Centre841 m
Food hygiene (5-star)56% of 36

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

FKM GROUP LTD
SHERYLMADEIT LTD
VERCO TECH LIMITED

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

15.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,451m
Crossrail 2 route13,017m

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)
82
Development activity
high
Residential apps (800m)
45
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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
LAND TO REAR AND, 140, LAND TO REAR AND, 140, CAMPDEN CRESCENT, RM8 2SL14 homes
completed
ALLOTMENT GARDENS AT REAR &, 140, ALLOTMENT GARDENS AT REAR &, 140, CAMPDEN CRESCENT, RM814 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 2RL

Full postcodeRM8 2RL
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardBecontree
Latitude51.553015
Longitude0.119732
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