Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.56046, 0.12905

RM8 3RS— Valence, Barking and Dagenham

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

The practical family move

 

Schools 100%Safety 76/100Transport 45/100Yield 4.26%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
76
Schools
60
Transport
45
Environment
61
Investment
49

The bottom line

RM8 3RS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £380,000 median — strong value for Families who can accept its trade-offs.

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

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Location

RM8 3RS

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 avg price-26.9% vs London avg
vs London income-14.0% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for RM8 3RS

🛡️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 3RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Henry Green Primary School

Not yet inspected · 2 min walk

KS2: 105.7

—

Secondary

Mayfield School

Not yet inspected · 9 min walk

P8: 0.00A8: 45.3

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

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 60 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

+1.1%

This year

Terraced

Dominant type

Price history

5-year change
+3.4%
Sales (24 months)5
New build0.0%
Avg semi-detached£380,000
Avg terraced£375,000
Price per m²£4,847/m²
Price per ft²£450/ft²
Avg floor area79.7 m²

EPC breakdown

B
1%
C
10%
D
32%
E
6%

Based on 49 properties · Confidence: high

Street mix

Semi 28%Terraced 66%Flat 6%

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

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.5×

Price-to-income

£1,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£199,250
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 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

+7.4%

Total change

+631%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-24.69

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached25.5%
Terraced70.9%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£52k£60k+15.4%1.7
Post-dot-com plateau2001–2004£80k£159k+98.1%4
Pre-crash peak2005–2007£169k£250k+47.9%2.3
GFC & correction2008–2012£165k£130k-21.5%1.2
Help-to-Buy recovery2013–2016£194k£290k+49.5%2
Brexit uncertainty2017–2018£300k£323k+7.5%2
Pandemic surge2020–2021£435k£368k-15.5%1
Rate-rise correction2022–2023£299k£376k+25.8%1.5
Current market2025–2025£380k£380k+0%5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Semi-detached

-1% alpha

Terraced+0.4% α
Local
7.5%
District
7.1%
Semi-detached-1% α
Local
5.6%
District
6.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Chadwell Heath Rail StationElizabeth line line
10.1 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
11 min walk
Chadwell HeathNational Rail
11 min walk
Goodmayes Rail StationElizabeth line
17 min walk
Becontree Underground StationDistrict
28 min walk
Seven Kings Rail StationGreater Anglia · Elizabeth line
28 min walk
No bus stops within 400m

7

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf ★51 min
City55 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

5

Car parks (800m)

3

EV chargers (800m)

Nearest car park199m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Chadwell Heath Station Car Park· yes
773m

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: 14.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.0 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

TULASI MEDICAL CENTRE

10 BENNETTS CASTLE LANE, RM8 3XU

4 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGoodmayes Hospital · 2.3 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

53

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 (957 m)

No restaurants within 800m — nearest: Essence Peri Peri Grill (1.1 km)

Nearest supermarketCostcutter · 1.2 km

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)

609m

Post office

Nearby shops

Tesco Express622 m
Chadwell Express693 m
AAA News1.1 km
DU'A Foods1.1 km

Nearby cafes

Foodies1.1 km
Sip & Savour Cafe1.1 km
Il Patio1.2 km

Nearby restaurants

Essence Peri Peri Grill1.1 km
Best Kebab House1.1 km
Melih BBQ1.1 km
Kebabish Original1.1 km

Nearby pubs

The Cherry Tree957 m
The Eva Hart1.1 km

Nearby pharmacies

Wellbeing Pharmacy1.1 km

Nearby health

Chadwell Dental Care1.1 km
Food hygiene (5-star)53% of 70

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

AMBT HOLDINGS LTD
ANDREW AND BROTHER LTD
ATAB HOLDINGS LTD
DEZZ DMAX LIMITED
ELEGANCE SHOPFRONT & SHUTTERS LTD

+8 more

Investment

Investment grade, yield and market outlook

49

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 months2

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

17/100

Velocity score

Future outlook

40.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,497m
Crossrail 2 route13,420m

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%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
42
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
50%
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
135 homes · NORTH EAST SIDE OF JUNCTION, NORTH EAST SIDE OF JUNCTION, FRESHWATER ROAD, STATION ROAD, RM6 4
Pipeline pressure
NONE

Named schemes (500m)

FORMER DEPOT SITE, FORMER DEPOT SITE, GREEN LANE, RM837 homes
completed
THE RAOB (NEW BECONTREE SOCIAL CLUB), THE RAOB (NEW BECONTREE SOCIAL CLUB), WINDING WAY, RM8 2TB35 homes
completed
56-79, 56-79, BARON ROAD, RM818 homes
completed
79, 79, BENNETTS CASTLE LANE, RM8 3YA12 homes
completed
425, 425, Becontree Avenue, Dagenham, RM8 3UH9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM8 3RS

Full postcodeRM8 3RS
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.560463
Longitude0.129052
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