Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55500, 0.14290

RM8 3AB— Valence, Barking and Dagenham

Location and area intelligence for RM8 3AB, Valence, Barking and Dagenham

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 19/100Yield 4.32%

Best for: Families

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

Liveability
51
Safety
76
Schools
100
Transport
19
Environment
61
Investment
53

The bottom line

RM8 3AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 3AB

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-12.4% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for RM8 3AB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM8 3AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Five Elms Primary School

Not yet inspected · 2 min walk

KS2: 106.3

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 13 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 99 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.1 incidents per 1,000 residents

Better than 55% of London
↑ Rising 276.7%

-20% vs borough

Crime by type

Violence & sexual offences30%
Other28%
Anti-social behaviour18%
Vehicle crime10%
Drug offences5%
Robbery5%
Burglary3%
Theft1%

Stop & search

4.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.1km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
3%
D
18%
E
3%

Based on 24 properties · Confidence: medium

Street mix

Semi 5%Terraced 91%Other 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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,500
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, 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

1997–2024 · CAGR

+7.5%

Total change

+596%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-48.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached5.6%
Terraced94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£71k+39.2%1
Pre-crash peak2005–2007£165k£174k+5.1%1
GFC & correction2009–2011£140k£173k+23.2%1.5
Help-to-Buy recovery2013–2014£170k£220k+29.4%2
Brexit uncertainty2017–2017£295k£295k+0%1
Pandemic surge2021–2021£335k£335k+0%2
Rate-rise correction2022–2023£250k£365k+46%1
Current market2024–2024£355k£355k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
6.9%
District
7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Dagenham Heathway Underground StationDistrict line
18.1 min walk
Chadwell Heath

Nearby stations

Dagenham Heathway Underground StationDistrict
19 min walk
Chadwell Heath Rail StationElizabeth line
22 min walk
Chadwell HeathNational Rail
22 min walk
Becontree Underground StationDistrict
25 min walk
Dagenham East Underground StationDistrict
25 min walk
No bus stops within 400m

18

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★51 min
City57 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

13

Car parks (800m)

5

EV chargers (800m)

Nearest car park561m
Santander docks (800m)0
Nearest cycle dock10.0 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: 15.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BECONTREE MEDICAL CENTRE

641-645 BECONTREE AVENUE, RM8 3HP

6 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Cherry Tree (602 m)

Nearest supermarketFreshco · 2.0 km
1 tennis courts1 swimming pools

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)

89m

Post office

Nearby shops

Local express day 1104 m
Co-op Wood Lane105 m
Shell695 m
Bajwa Foods722 m

Nearby cafes

Morrisons Cafe647 m
Fiddlers Cafe671 m
Heath Pie Shop677 m
JRs678 m

Nearby restaurants

Best Bite Chicken669 m
The Golden Fish699 m
Sunflower706 m
New China Gold723 m

Nearby pubs

The Cherry Tree602 m
Beacon Tree720 m
The Three Travellers823 m

Nearby gyms

Becontree Heath Leisure Centre756 m
Food hygiene (5-star)54% of 48

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AKAS SERVICES LTD
MONJUR & ASSOCIATES 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 score14/100
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

17.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,754m
Crossrail 2 route14,500m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,446 nationally

1,913

Est. population

16,897/km²

60%

Employed

30%

Degree educated

£36,800

Median income

7.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

42

Community stability

Age profile

30%
17%
25%
19%
Under 1830%
18–3417%
35–4925%
50–6419%
65+9%

Tenure

29%
21%
33%
Own outright11%
Own (mortgage)29%
Private rent21%
Social rent34%
Shared ownership4%
Rent free0%

Ethnicity

44%
14%
14%
21%
White British44%
White Other14%
Asian14%
Black21%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household32%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent33%
Private rent21%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
88
Development activity
high
Residential apps (800m)
58
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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)
2
Largest scheme
65 homes · THE LONGHOUSE, BARKING COLLEGE ANNEXE, THE LONGHOUSE, BARKING COLLEGE ANNEXE, CHARLECOTE ROAD, RM8 3LD
Pipeline pressure
NONE

Named schemes (500m)

37 & 37A, 37 & 37A, Boulton Road, Dagenham, RM8 3DD2 homes
completed
603A, 603A, Heathway, Dagenham, RM9 5AY1 homes
completed
603, 603, Heathway, Dagenham, RM9 5AY1 homes
completed
Land and garage forming part of 55, Land and garage forming part of 55, Grafton Road, Dagenham, RM8 3ET1 homes
completed
259, 259, Valence Wood Road, Dagenham, RM8 3AD1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
88%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Syed Feroz GhaniLabour
Jane Elizabeth JonesLabour
Kim BartiReform UK

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Key facts for RM8 3AB

Full postcodeRM8 3AB
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.554995
Longitude0.142905
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