Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55969, 0.13821

RM8 3PB— Valence, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 23/100Yield 4.32%

Best for: Families

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

Liveability
50
Safety
78
Schools
100
Transport
23
Environment
61
Investment
53

The bottom line

RM8 3PB 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 3PB

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-10.0% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for RM8 3PB

🛡️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 3PB 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 · 2 min walk

KS2: 105.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 12 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 · 104 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.8 incidents per 1,000 residents

Better than 68% of London
↑ Rising 183.3%

from a low base — still below London average

-41% vs borough

Crime by type

Violence & sexual offences40%
Other21%
Anti-social behaviour18%
Vehicle crime9%
Burglary7%
Theft2%
Drug offences1%
Robbery1%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.3km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area48.5 m²

EPC breakdown

C
3%
D
9%
E
10%
F
1%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 90%Flat 10%

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£121,250
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 fuelelectricity (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

1999–2022 · CAGR

+4.5%

Total change

+174%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.2%

per year

Acceleration

-115.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Terraced90%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£57k£70k+23.9%1
Post-dot-com plateau2002–2002£89k£89k+0%1
Pre-crash peak2005–2006£148k£131k-11.3%1.5
GFC & correction2010–2010£144k£144k+0%1
Help-to-Buy recovery2013–2013£166k£166k+0%1
Brexit uncertainty2017–2017£283k£283k+0%1
Rate-rise correction2022–2022£155k£155k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chadwell Heath StationElizabeth line line
13.4 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

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

17

Walkability score

13

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

13

Car parks (800m)

9

EV chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock9.8 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 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: 15.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest 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 yield861.8 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

3 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Beacon Tree (311 m)

Nearest supermarketFreshco · 1.4 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)

649m

Post office

Nearby shops

Atkar Superstore236 m
Magazin Romanesc Oltenia243 m
Green Lane Bakery & Cakes248 m
Turner's252 m

Nearby cafes

Fiddlers Cafe636 m
Heath Pie Shop655 m
JRs662 m
Millennium Cafe709 m

Nearby restaurants

Curry Express238 m
Becontree BBQ246 m
Upper Grill265 m
New China Gold281 m

Nearby pubs

Beacon Tree311 m
The Cherry Tree806 m

Nearby gyms

Becontree Heath Leisure Centre747 m
Food hygiene (5-star)56% of 39

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ADY GLASS DESIGN LTD
MWM CONSTRUCTIONS LTD.
TRILLTRAINING 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 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

18.1

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,877m
Crossrail 2 route14,058m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,927 nationally

1,942

Est. population

13,927/km²

58%

Employed

28%

Degree educated

£37,800

Median income

6.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

32%
20%
22%
17%
Under 1832%
18–3420%
35–4922%
50–6417%
65+8%

Tenure

28%
22%
38%
Own outright13%
Own (mortgage)28%
Private rent22%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

40%
14%
23%
14%
White British40%
White Other14%
Asian23%
Black14%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household33%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent22%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
82
Development activity
high
Residential apps (800m)
56
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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
319 homes · Lymington Fields Phase 1, Lymington Fields Phase 1, Turnage Road, Essex, RM8 1QP
Pipeline pressure
NONE

Named schemes (500m)

Lymington Fields Phase 1, Lymington Fields Phase 1, Turnage Road, Essex, RM8 1QP319 homes
completed
Lymington Fields Phase 1B, Lymington Fields Phase 1B, Turnage Road, Dagenham, RM8125 homes
completed
919, 919, Green Lane, Dagenham, RM84 homes
completed
37 & 37A, 37 & 37A, Boulton Road, Dagenham, RM8 3DD2 homes
completed
60, 60, Warrington Road, Dagenham, RM8 3JL2 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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Key facts for RM8 3PB

Full postcodeRM8 3PB
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.559686
Longitude0.138206
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