Becontree · Barking and Dagenham · Dagenham and Rainham constituency · 51.55293, 0.12269

RM8 2SA— Becontree, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
49
Safety
86
Schools
60
Transport
20
Environment
58
Investment
42

The bottom line

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

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM8 2SA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM8 2SA meets your needs.

Location

RM8 2SA

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-54.0% vs London avg

Deep-dive guides for RM8 2SA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM8 2SA with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How RM8 2SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The St Teresa Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 4 min walk

KS2: 108.7

—

Secondary

Mayfield School

Not yet inspected · 16 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.1 incidents per 1,000 residents

Better than 79% of London
→ Stable

-59% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Anti-social behaviour15%
Vehicle crime15%
Drug offences5%
Burglary3%
Theft2%
Robbery0%

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 · 2.5km

Crime is 54% 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£4,585/m²
Price per ft²£426/ft²
Avg floor area92.8 m²

EPC breakdown

C
5%
D
8%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 40%Terraced 60%

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£232,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1995–2026 · CAGR

+6.8%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.5%

per year

Acceleration

+18.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached40%
Terraced60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£63k+14.5%1
Post-dot-com plateau2001–2004£96k£160k+66.7%2.3
Pre-crash peak2005–2007£164k£239k+45.7%1
GFC & correction2010–2010£186k£186k+0%1
Help-to-Buy recovery2014–2016£275k£340k+23.6%1
Brexit uncertainty2017–2019£360k£358k-0.7%1.5
Current market2026–2026£420k£420k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Becontree Underground StationDistrict line
17.2 min walk
Chadwell Heath

Nearby stations

Becontree Underground StationDistrict
18 min walk
Goodmayes Rail StationElizabeth line
20 min walk
Chadwell Heath Rail StationElizabeth line
22 min walk
Chadwell HeathNational Rail
22 min walk
Dagenham Heathway Underground StationDistrict
27 min walk
No bus stops within 400m

18

Walkability score

3

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

2

Car parks (800m)

3

EV chargers (800m)

Nearest car park644m
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 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: 14.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 43%
Less green space than 77% 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

7 min walk

67%

Recommend GP

67%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketPremier Shop · 407 m

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)

565m

Post office

Nearby shops

Tesco Express1.1 km

Nearby health

Porters Avenue Health Centre789 m
Food hygiene (5-star)60% of 25

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

EEZA GROUP LTD
EGAJAD LTD
MCJAD PROPERTY MANAGEMENT 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 months1

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

8/100

Velocity score

Future outlook

22.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,586m
Crossrail 2 route13,215m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,264 nationally

2,191

Est. population

11,405/km²

56%

Employed

29%

Degree educated

£36,100

Median income

7.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

32%
20%
22%
15%
Under 1832%
18–3420%
35–4922%
50–6416%
65+10%

Tenure

32%
22%
32%
Own outright12%
Own (mortgage)32%
Private rent22%
Social rent32%
Shared ownership1%
Rent free1%

Ethnicity

32%
22%
20%
White British32%
White Other11%
Asian22%
Black20%
Mixed3%
Other12%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household29%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent32%
Private rent22%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
78
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
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
Barking And Becontree Synagogue, 200, BECONTREE AVENUE, Dagenham, RM8 2TS22 homes
completed
ALLOTMENT GARDENS AT REAR &, 140, ALLOTMENT GARDENS AT REAR &, 140, CAMPDEN CRESCENT, RM814 homes
completed
LAND TO REAR AND, 140, LAND TO REAR AND, 140, CAMPDEN CRESCENT, RM8 2SL14 homes
completed
Burford Close Garages, Burford Close Garages, Burford Close, Dagenham, RM8 3ST6 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

Live in RM8 2SA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM8 2SA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track RM8 2SA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM8 2SA

Full postcodeRM8 2SA
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardBecontree
Latitude51.552935
Longitude0.122685
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