Parsloes · Barking and Dagenham · Barking constituency · 51.55088, 0.12549

RM8 2XH— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 82/100Transport 23/100Yield 4.32%

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
82
Schools
60
Transport
23
Environment
63
Investment
53

The bottom line

RM8 2XH 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.

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Location

RM8 2XH

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 2XH

🛡️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 2XH 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 · 1 min walk

KS2: 108.7

—

Secondary

Mayfield School

Not yet inspected · 19 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 62 min walk

7 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.4km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area71.8 m²

EPC breakdown

C
7%
D
20%

Based on 27 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£179,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

2000–2021 · CAGR

+7%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

-1.21

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced94.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£79k£79k+0%2
Post-dot-com plateau2001–2004£98k£165k+68.7%2
GFC & correction2008–2012£195k£157k-19.5%1
Help-to-Buy recovery2014–2015£225k£279k+24%1.5
Brexit uncertainty2018–2018£290k£290k+0%1
Pandemic surge2020–2021£309k£325k+5.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
3.8%
District
4.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
14.1 min walk
Chadwell Heath

Nearby stations

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

17

Walkability score

45

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)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock8.8 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 28%
More green space than 76% of London

Nearest SSSI: Abbey Wood 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

BARKING&DAGENHAM EAST ONE PCN EAS

PARSLOES HUB, 370 PARSLOES AVENUE, RM9 5QP

5 min walk

6

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

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 (693 m)

No restaurants within 800m — nearest: Jade Garden (1.1 km)

Nearest supermarketPremier Shop · 697 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)

756m

Post office

Nearby restaurants

Jade Garden1.1 km

Nearby pubs

The Cherry Tree693 m

Nearby health

Porters Avenue Health Centre571 m
Food hygiene (5-star)47% of 34

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

HOUSE OF LILLIES LTD
M&N&S CONSTRUCTION LTD
SAVIOUR CARE SERVICES LTD
TALENT GROWTH TRANSITION LTD
TPM GROUP HOLDINGS LTD

Investment

Investment grade, yield and market outlook

53

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

13.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,562m
Crossrail 2 route13,470m

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)
75
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
0
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)
36
Largest scheme
36 homes · Kingsley Hall, PARSLOES AVENUE, RM9 5NB
Pipeline pressure
NONE

Named schemes (500m)

SCHOOL PLAYING FIELDS, LAND BOUNDED BY, SCHOOL PLAYING FIELDS, LAND BOUNDED BY, MARTIN ROAD, PORTERS AVENUE, HEWETT ROAD, RM831 homes
completed
Burford Close Garages, Burford Close Garages, Burford Close, Dagenham, RM8 3ST6 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT6 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT3 homes
completed
76A, 76A, Wood Lane, Dagenham, RM8 2NT2 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 2XH

Full postcodeRM8 2XH
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.550879
Longitude0.125489
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