Valence · Barking and Dagenham · Dagenham and Rainham constituency · 51.55485, 0.12837

RM8 3XJ— Valence, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 19/100Yield 4.32%

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
86
Schools
60
Transport
19
Environment
62
Investment
52

The bottom line

RM8 3XJ 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 3XJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for RM8 3XJ

🛡️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 3XJ 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 · 5 min walk

KS2: 104.0

—

Secondary

Mayfield School

Not yet inspected · 15 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 · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.8 incidents per 1,000 residents

Better than 78% of London
→ Stable

-59% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour14%
Drug offences12%
Burglary10%
Vehicle crime7%
Theft5%
Robbery2%

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 · 2.1km

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area82.2 m²

EPC breakdown

C
1%
D
11%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 33%Terraced 60%Flat 7%

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£205,500
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, 270 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

2000–2020 · CAGR

+7.2%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.2%

per year

Acceleration

-6.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached33.3%
Terraced60%
Flat/maisonette6.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£82k£82k+0%2
Post-dot-com plateau2002–2004£108k£164k+52.2%1.7
Pre-crash peak2006–2006£166k£166k+0%2
Help-to-Buy recovery2013–2016£205k£270k+31.7%1.2
Pandemic surge2020–2020£330k£330k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Semi-detached

-1.5% alpha

Terraced-0.3% α
Local
6.8%
District
7.1%
Semi-detached-1.5% α
Local
12.6%
District
14.1%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
17.6 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
18 min walk
Chadwell HeathNational Rail
18 min walk
Becontree Underground StationDistrict
20 min walk
Goodmayes Rail StationElizabeth line
21 min walk
Dagenham Heathway Underground StationDistrict
25 min walk
No bus stops within 400m

16

Walkability score

39

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 park446m
Santander docks (800m)0
Nearest cycle dock9.1 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: 14.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 7.5 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

3 min walk

57%

Recommend GP

57%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cherry Tree (519 m)

Nearest supermarketPremier Shop · 745 m
2 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)

1.0km

Post office

Nearby shops

Tesco Express1.0 km

Nearby pubs

The Cherry Tree519 m

Nearby health

Porters Avenue Health Centre1.1 km
Food hygiene (5-star)58% of 57

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ARSH PROPERTY INVESTMENT LTD
COSALEX LTD
DKADLAM CARE LIMITED
PROFACADE LIMITED
SHARPTECH LIMITED

+1 more

Investment

Investment grade, yield and market outlook

52

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Future outlook

14.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,014m
Crossrail 2 route13,532m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,814 nationally

1,919

Est. population

16,167/km²

56%

Employed

27%

Degree educated

£36,800

Median income

7.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

46

Community stability

Age profile

34%
17%
24%
16%
Under 1834%
18–3417%
35–4924%
50–6416%
65+9%

Tenure

17%
31%
20%
31%
Own outright17%
Own (mortgage)31%
Private rent20%
Social rent32%
Shared ownership1%

Ethnicity

40%
23%
17%
White British40%
White Other12%
Asian23%
Black17%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household30%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Social rent31%
Private rent20%

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)
85
Development activity
high
Residential apps (800m)
48
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
36 homes · Kingsley Hall, PARSLOES AVENUE, RM9 5NB
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
Burford Close Garages, Burford Close Garages, Burford Close, Dagenham, RM8 3ST6 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT6 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
11,054
Constituency
Barking

Councillors

Syed Feroz GhaniLabour
Jane Elizabeth JonesLabour
Kim BartiReform UK

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Key facts for RM8 3XJ

Full postcodeRM8 3XJ
Postcode districtRM8
BoroughLondon Borough of Barking and Dagenham
WardValence
Latitude51.554846
Longitude0.128371
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