Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55586, 0.14010

RM8 3BA— Valence, Barking and Dagenham

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

 

Schools 100%Safety 74/100Transport 17/100Yield 4.32%

Best for: Families

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

Liveability
48
Safety
74
Schools
100
Transport
17
Environment
62
Investment
53

The bottom line

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

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM8 3BA

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-12.4% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for RM8 3BA

🛡️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
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How RM8 3BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grafton Primary School

Not yet inspected · 4 min walk

KS2: 105.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 14 min walk

P8: +0.74A8: 54.2

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

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 99 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 900.0%

-2% vs borough

Crime by type

Violence & sexual offences38%
Other24%
Anti-social behaviour15%
Vehicle crime8%
Burglary5%
Theft4%
Drug offences2%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.2km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area44.9 m²

EPC breakdown

C
6%
D
4%

Based on 10 properties · Confidence: medium

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£112,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
19.7 min walk
Chadwell Heath

Nearby stations

Chadwell Heath Rail StationElizabeth line
20 min walk
Chadwell HeathNational Rail
20 min walk
Dagenham Heathway Underground StationDistrict
21 min walk
Becontree Underground StationDistrict
24 min walk
Dagenham East Underground StationDistrict
28 min walk
No bus stops within 400m

6

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★54 min
City59 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

9

Car parks (800m)

5

EV chargers (800m)

Nearest car park345m
Santander docks (800m)0
Nearest cycle dock9.9 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 waterLOW
Low
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: 15.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.5 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

5 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Cherry Tree (496 m)

Nearest supermarketFreshco · 1.8 km
1 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)

214m

Post office

Nearby shops

Co-op Wood Lane190 m
Local express day 1209 m
Bajwa Foods622 m
Green Lane Bakery & Cakes623 m

Nearby cafes

Fiddlers Cafe708 m
Heath Pie Shop720 m
Morrisons Cafe722 m
JRs723 m

Nearby restaurants

Upper Grill621 m
New China Gold622 m
Becontree BBQ624 m
Curry Express625 m

Nearby pubs

The Cherry Tree496 m
Beacon Tree629 m
The Three Travellers884 m

Nearby gyms

Becontree Heath Leisure Centre811 m
Food hygiene (5-star)58% of 36

Business

Local businesses registered here

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

High street

E

High street health

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 score13/100
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

14.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,676m
Crossrail 2 route14,288m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,771 nationally

1,784

Est. population

7,389/km²

58%

Employed

27%

Degree educated

£36,800

Median income

6.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

33%
18%
24%
16%
Under 1833%
18–3418%
35–4924%
50–6416%
65+10%

Tenure

15%
25%
21%
38%
Own outright15%
Own (mortgage)25%
Private rent21%
Social rent38%
Rent free1%

Ethnicity

40%
16%
19%
18%
White British40%
White Other16%
Asian19%
Black18%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine29%
No car household33%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent38%
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)
92
Development activity
high
Residential apps (800m)
63
Commercial apps (800m)
0
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)

THE LONGHOUSE, BARKING COLLEGE ANNEXE, THE LONGHOUSE, BARKING COLLEGE ANNEXE, CHARLECOTE ROAD, RM8 3LD65 homes
completed
SAYWOOD LODGE (OAP HOME), SAYWOOD LODGE (OAP HOME), WESTON ROAD, RM9 5UJ31 homes
completed
Land adjacent to 19, Land adjacent to 19, Charlecote Road, Dagenham, RM84 homes
completed
37 & 37A, 37 & 37A, Boulton Road, Dagenham, RM8 3DD2 homes
completed
Land and garage forming part of 55, Land and garage forming part of 55, Grafton Road, Dagenham, RM8 3ET1 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
7,173
Constituency
Dagenham and Rainham

Councillors

Syed Feroz GhaniLabour
Jane Elizabeth JonesLabour
Kim BartiReform UK

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM8 3BA

Full postcodeRM8 3BA
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.555856
Longitude0.140103
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