Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55893, 0.13068

RM8 3UL— Valence, Barking and Dagenham

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

The practical family move

 

Schools 100%Safety 76/100Transport 29/100Yield 4.32%

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
76
Schools
60
Transport
29
Environment
62
Investment
58

The bottom line

RM8 3UL 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 3UL

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 3UL

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

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“The practical family move”

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How RM8 3UL 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 · 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 · 61 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

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.8km

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area90 m²

EPC breakdown

D
2%
E
3%
G
1%

Based on 6 properties · Confidence: low

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£225,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

2001–2008 · CAGR

+12%

Total change

+121%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-171.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£70k£70k+0%1
Pre-crash peak2007–2007£180k£180k+0%1
GFC & correction2008–2008£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

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

Nearby stations

Chadwell Heath Rail StationElizabeth line
13 min walk
Chadwell HeathNational Rail
13 min walk
Goodmayes Rail StationElizabeth line
20 min walk
Becontree Underground StationDistrict
26 min walk
Dagenham Heathway Underground StationDistrict
28 min walk
No bus stops within 400m

6

Walkability score

15

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 park196m
Santander docks (800m)0
Nearest cycle dock9.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 14.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 7.2 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

GREEN LANE SURGERY

872 GREEN LANE, RM8 1BX

4 min walk

56%

Recommend GP

56%

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 · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

63

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 (755 m)

No restaurants within 800m — nearest: Curry Express (711 m)

Nearest supermarketCostcutter · 1.3 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)

792m

Post office

Nearby shops

Atkar Superstore708 m
Magazin Romanesc Oltenia720 m
Green Lane Bakery & Cakes729 m
Turner's734 m

Nearby restaurants

Curry Express711 m
Becontree BBQ725 m
Upper Grill755 m
New China Gold778 m

Nearby pubs

The Cherry Tree755 m
Food hygiene (5-star)68% of 44

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

ASTA BEAUTY LTD
DAGENHAM FOODS LTD
KAMBILT CONVENIENCE STORE LIMITED
KS (DAGENHAM) LIMITED
POACHKARN LIMITED

+1 more

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

15.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,451m
Crossrail 2 route13,570m

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)
76
Development activity
high
Residential apps (800m)
48
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)

FORMER DEPOT SITE, FORMER DEPOT SITE, GREEN LANE, RM837 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
1, 1, Henshawe Road, Dagenham, RM8 3AU2 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 3UL

Full postcodeRM8 3UL
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.558932
Longitude0.130683
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