Parsloes · Barking and Dagenham · Barking constituency · 51.54977, 0.12320

RM8 2XP— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 82/100Transport 29/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
82
Schools
60
Transport
29
Environment
64
Investment
45

The bottom line

RM8 2XP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

RM8 2XP

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-9.0% vs London avg

Deep-dive guides for RM8 2XP

🛡️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 2XP 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 · 21 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 · 59 min walk

6 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)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.6km

Crime is 9% 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£5,453/m²
Price per ft²£507/ft²
Avg floor area66.6 m²

EPC breakdown

C
5%
D
29%
E
14%
F
1%
G
1%

Based on 50 properties · Confidence: high

Street mix

Semi 5%Terraced 90%Flat 5%

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£166,500
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

1995–2026 · CAGR

+6.6%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+3.29

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached5.4%
Terraced89.3%
Flat/maisonette5.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£72k+41.2%1.8
Post-dot-com plateau2001–2004£82k£151k+82.4%3.2
Pre-crash peak2005–2006£150k£163k+8.3%4
GFC & correction2008–2012£133k£175k+31.6%1
Help-to-Buy recovery2014–2016£200k£282k+40.8%3.3
Brexit uncertainty2017–2019£202k£322k+59.6%1.7
Pandemic surge2020–2021£282k£285k+1.1%2
Rate-rise correction2022–2022£380k£380k+0%1
Current market2025–2026£368k£368k+0%1.5

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 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing1
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
13 min walk
Chadwell Heath

Nearby stations

Becontree Underground StationDistrict
14 min walk
Dagenham Heathway Underground StationDistrict
24 min walk
Goodmayes Rail StationElizabeth line
24 min walk
Upney Underground StationDistrict
25 min walk
Chadwell HeathNational Rail
26 min walk
No bus stops within 400m

18

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria60 min ↑
Waterloo58 min ↑
Canary Wharf ★44 min
City47 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)

0

EV chargers (800m)

Nearest car park724m
Santander docks (800m)0
Nearest cycle dock8.6 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: 14.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 13%
More green space than 81% of London

Nearest SSSI: Abbey Wood SSSI — 7.0 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

OMNES HEALTHCARE LTD

234 PORTERS AVENUE, RM8 2EQ

6 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 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

31

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Jade Garden (999 m)

Nearest supermarketPremier Shop · 679 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)

634m

Post office

Nearby restaurants

Jade Garden999 m

Nearby health

Porters Avenue Health Centre435 m
Food hygiene (5-star)54% of 28

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

BONADIVA LIMITED
BRS SERVICES LIMITED
DG ELECTRICA LTD
EDWARD1 LTD
FLEX BY FELICIA LIMITED

+6 more

Investment

Investment grade, yield and market outlook

45

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 months2

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

17/100

Velocity score

Future outlook

22.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,362m
Crossrail 2 route13,358m

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)
77
Development activity
high
Residential apps (800m)
48
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)
0
Largest scheme
106 homes · FORMER ERKENWALD SCHOOL SITE, FORMER ERKENWALD SCHOOL SITE, HIGHGROVE ROAD, RM8
Pipeline pressure
NONE

Named schemes (500m)

Fitzstephen Road Garages, Fitzstephen Road Garages, Fitzstephen Road, Dagenham, RM88 homes
completed
115, 115, Marlborough Road, Dagenham, RM8 2ES3 homes
completed
48, 48, Campden Crescent, Dagenham, RM8 2RU3 homes
completed
43, 43, Rutland Gardens, Dagenham, RM8 2HH2 homes
completed
Land at 41, Land at 41, Cotesmore Gardens, Dagenham, RM8 2ET1 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 2XP

Full postcodeRM8 2XP
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.549769
Longitude0.123201
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