Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55752, 0.12881

RM8 3QS— Valence, Barking and Dagenham

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

The practical family move

 

Schools 100%Safety 76/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
76
Schools
60
Transport
28
Environment
62
Investment
46

The bottom line

RM8 3QS 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 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for RM8 3QS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM8 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Valence Primary School

Not yet inspected · 3 min walk

KS2: 104.0

—

Secondary

Mayfield School

Not yet inspected · 12 min walk

P8: 0.00A8: 45.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.0 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+25% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour16%
Vehicle crime9%
Theft6%
Robbery5%
Burglary4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,092/m²
Price per ft²£194/ft²
Avg floor area72.7 m²

EPC breakdown

B
1%
C
14%
D
18%
E
5%

Based on 38 properties · Confidence: high

Street mix

Semi 8%Terraced 89%Other 4%

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£181,750
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, 150 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

2001–2025 · CAGR

+2.7%

Total change

+88%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.5%

per year

Acceleration

-48.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached4.3%
Terraced95.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£80k£131k+63.1%1.2
Pre-crash peak2005–2007£154k£161k+4.5%2
GFC & correction2009–2012£150k£185k+23.3%1
Help-to-Buy recovery2014–2014£235k£235k+0%1
Brexit uncertainty2017–2019£297k£290k-2.4%1
Pandemic surge2020–2021£310k£325k+4.8%1.5
Rate-rise correction2022–2023£350k£330k-5.7%1
Current market2025–2025£150k£150k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
4.9%
District
4.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

11

Walkability score

14

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

2

Car parks (800m)

3

EV chargers (800m)

Nearest car park162m
Santander docks (800m)0
Nearest cycle dock9.2 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: 14.7 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.3 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

DR SZ HAIDER'S PRACTICE

561-563 VALENCE AVENUE, RM8 3RH

6 min walk

57%

Recommend GP

57%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cherry Tree (687 m)

Nearest supermarketPremier Shop · 832 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)

796m

Post office

Nearby shops

Tesco Express808 m
Chadwell Express1.0 km

Nearby pubs

The Cherry Tree687 m
Food hygiene (5-star)57% of 56

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
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

B & S CAPITAL INVESTMENT LTD
BLESSEDDAVTOY LTD
LIFELINE CHURCH
LIFELINE COMMUNITY PROJECTS
LIFELINE ENTERPRISES LIMITED

+5 more

Investment

Investment grade, yield and market outlook

46

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 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

24

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,248m
Crossrail 2 route13,483m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,725 nationally

1,936

Est. population

8,099/km²

56%

Employed

29%

Degree educated

£36,100

Median income

8.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

44

Community stability

Age profile

33%
18%
24%
16%
Under 1833%
18–3418%
35–4924%
50–6416%
65+9%

Tenure

16%
29%
23%
31%
Own outright16%
Own (mortgage)29%
Private rent23%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

33%
31%
17%
White British33%
White Other10%
Asian31%
Black17%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household28%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent31%
Private rent23%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
81
Development activity
high
Residential apps (800m)
46
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
1
Largest scheme
37 homes · FORMER DEPOT SITE, FORMER DEPOT SITE, GREEN LANE, RM8
Pipeline pressure
NONE

Named schemes (500m)

THE RAOB (NEW BECONTREE SOCIAL CLUB), THE RAOB (NEW BECONTREE SOCIAL CLUB), WINDING WAY, RM8 2TB35 homes
completed
79, 79, BENNETTS CASTLE LANE, RM8 3YA12 homes
completed
425, 425, Becontree Avenue, Dagenham, RM8 3UH9 homes
completed
107, 107, Bennetts Castle Lane, Dagenham, RM8 3YB2 homes
completed
442, 442, Becontree Avenue, Dagenham, RM8 3UB2 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 3QS

Full postcodeRM8 3QS
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.557518
Longitude0.128813
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