Becontree · Barking and Dagenham · Barking constituency · 51.55587, 0.11901

RM8 2UR— Becontree, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 78/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
78
Schools
90
Transport
26
Environment
70
Investment
44

The bottom line

RM8 2UR 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 2UR

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-8.6% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for RM8 2UR

🛡️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 2UR 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 · 2 min walk

KS2: 105.9

—

Secondary

Mayfield School

Not yet inspected · 12 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.5 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences35%
Other25%
Vehicle crime12%
Burglary11%
Anti-social behaviour10%
Drug offences4%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.1km

Crime is +25% above London average

Property

12 Jun

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£4,007/m²
Price per ft²£372/ft²
Avg floor area54.1 m²

EPC breakdown

C
9%
D
12%
E
4%

Based on 25 properties · Confidence: medium

Street mix

Terraced 38%Flat 38%Other 25%

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£135,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

2000–2022 · CAGR

+8.2%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.5%

per year

Acceleration

+9.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Terraced50%
Flat/maisonette50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£64k£64k+0%2
Post-dot-com plateau2002–2002£99k£99k+0%1
Pre-crash peak2005–2005£116k£116k+0%1
GFC & correction2012–2012£200k£200k+0%1
Rate-rise correction2022–2022£365k£365k+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
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
Goodmayes StationElizabeth line line
14.6 min walk
Goodmayes→ Liverpool Street· 12 tph
25 min

Nearby stations

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

26

Walkability score

21

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)

3

EV chargers (800m)

Nearest car park566m
Santander docks (800m)0
Nearest cycle dock8.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed426 Mbps
Median download416 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: 14.0 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Hainault Forest SSSI — 7.6 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

7

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: MCH (941 m)

Nearest supermarketPremier Shop · 153 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)

533m

Post office

Nearby shops

Tesco Express792 m

Nearby restaurants

MCH941 m
Food hygiene (5-star)50% of 44

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

2 ACES INVESTMENTS LTD
4 ACE PROPERTIES LIMITED
AMBA HOUSE LTD
ANTIKVIUM LIMITED
APEX PRESTIGE COLLECTION LTD

+15 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 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 / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

34.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,649m
Crossrail 2 route12,877m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,192 nationally

1,693

Est. population

12,507/km²

55%

Employed

30%

Degree educated

£38,400

Median income

8.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

33%
22%
23%
15%
Under 1833%
18–3422%
35–4923%
50–6415%
65+8%

Tenure

24%
37%
27%
Own outright12%
Own (mortgage)24%
Private rent37%
Social rent27%
Shared ownership1%

Ethnicity

30%
14%
32%
16%
White British30%
White Other14%
Asian32%
Black16%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household35%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent37%
Social rent27%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
38
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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
106 homes · FORMER ERKENWALD SCHOOL SITE, FORMER ERKENWALD SCHOOL SITE, HIGHGROVE ROAD, RM8
Pipeline pressure
NONE

Named schemes (500m)

REAR OF, 16-36, REAR OF, 16-36, BURNSIDE ROAD, RM845 homes
completed
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
879 - 881, 879 - 881, Longbridge Road, 14 Camden Crescent, Dagenham, RM8 2BX8 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 2UR

Full postcodeRM8 2UR
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardBecontree
Latitude51.555870
Longitude0.119013
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
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