Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55694, 0.13055

RM8 3RB— Valence, Barking and Dagenham

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

 

Schools 100%Safety 74/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
47
Safety
74
Schools
60
Transport
21
Environment
61
Investment
42

The bottom line

RM8 3RB 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM8 3RB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM8 3RB meets your needs.

Location

RM8 3RB

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 3RB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM8 3RB with:

Postcode Personality

🎓 School Smart🔒 Very Safe
Share:WhatsAppShare on X

How RM8 3RB 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 · 2 min walk

KS2: 104.0

—

Secondary

Mayfield School

Not yet inspected · 14 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

Sheringham Nursery School & Children's Centre

Not inspected · 61 min walk

8 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,037/m²
Price per ft²£468/ft²
Avg floor area75.5 m²

EPC breakdown

B
1%
C
16%
D
32%
E
3%
F
1%
G
2%

Based on 55 properties · Confidence: high

Street mix

Terraced 96%Flat 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£188,750
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, 250 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

1997–2025 · CAGR

+6.5%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

+47.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 54 sales

Property Type Mix

Total: 54 sales

Terraced98.1%
Flat/maisonette1.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£70k+16.7%2
Post-dot-com plateau2001–2004£99k£163k+64.7%2.8
Pre-crash peak2005–2007£162k£178k+9.9%2.7
GFC & correction2008–2012£225k£162k-28%1.4
Help-to-Buy recovery2013–2016£177k£280k+57.7%2
Brexit uncertainty2017–2018£343k£325k-5.2%2.5
Pandemic surge2020–2021£300k£306k+2.1%1.5
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£303k£348k+14.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7.2%
District
7.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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 Rail StationElizabeth line line
14.9 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
16 min walk
Chadwell HeathNational Rail
16 min walk
Goodmayes Rail StationElizabeth line
21 min walk
Becontree Underground StationDistrict
23 min walk
Dagenham Heathway Underground StationDistrict
26 min walk
No bus stops within 400m

10

Walkability score

18

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

4

Car parks (800m)

3

EV chargers (800m)

Nearest car park282m
Santander docks (800m)0
Nearest cycle dock9.3 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download453 Mbps
Superfast coverage98%
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: 14.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.4 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

5 min walk

57%

Recommend GP

57%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

65

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 (563 m)

No restaurants within 800m — nearest: Curry Express (832 m)

Nearest supermarketPremier Shop · 927 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)

926m

Post office

Nearby shops

Atkar Superstore829 m
Magazin Romanesc Oltenia840 m
Green Lane Bakery & Cakes847 m
Turner's852 m

Nearby restaurants

Curry Express832 m
Becontree BBQ844 m

Nearby pubs

The Cherry Tree563 m
Food hygiene (5-star)60% of 57

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

14.12.05 LTD
ICOMM HORIZON LIMITED
KEERTHIVAS LIMITED
LJ IMPORTS LTD
O Z MOTORS LTD

+2 more

Investment

Investment grade, yield and market outlook

42

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months1

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

8/100

Velocity score

Future outlook

28.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,286m
Crossrail 2 route13,616m

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)
1
Live planning apps (800m)
77
Development activity
high
Residential apps (800m)
46
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)
37
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
453, 453, Becontree Avenue, Dagenham, RM8 3UL2 homes
completed
107, 107, Bennetts Castle Lane, Dagenham, RM8 3YB2 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

Live in RM8 3RB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM8 3RB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track RM8 3RB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM8 3RB

Full postcodeRM8 3RB
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.556938
Longitude0.130546
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