RM9 5BU has a very high crime rate (370.0 incidents per 1,000 residents). Crime levels are stable. It is in the Barking and Dagenham borough.

What are property prices in RM9 5BU?

The median property price in RM9 5BU is £181k. Prices changed +18.2% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in RM9 5BU?

RM9 5BU has a PTAL (Public Transport Accessibility Level) of 2, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Dagenham Heathway Underground Station, approximately 5.7 minutes away. There are 0 bus routes serving the area.

What are the schools like near RM9 5BU?

The nearest primary school to RM9 5BU is Godwin Primary School rated Not yet inspected by Ofsted. The nearest secondary school is Jo Richardson Community School (Ofsted: Outstanding). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for RM9 5BU?

RM9 5BU has a liveability score of 48/100, placing it in the top 95% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

RM9 5BU Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for RM9 5BU

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

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At a glance

📍RM9 5BU is in Parsloes, Barking and Dagenham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £181k (median). Crime is 469% above the London average.
👤Best for: Most buyers · Less ideal for: Families

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£181,000

Median sale price

+18.2%

This year

Flat

Dominant type

Price history

5-year change

-8.4%

Sales (24 months)3

New build0.0%

Avg flat£181,000

Price per m²£3,686/m²

Avg floor area49.1 m²

EPC breakdown

44%

17%

Based on 63 properties · Confidence: high

Street mix

Terraced 7%Flat 93%

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£0

First-time buyerFTB

£0

Additional propertyBTL/2nd

£5,430

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

4.9×

Price-to-income

£905/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£122,750

Rebuild cost per m²£2,500/m²

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

Construction era1967-1975

WallsCavity wall, filled cavity

Heating fuelmains gas (community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,573

Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£181,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

Deposit

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

Investment

Rental yield, rent and gentrification

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,350

Gross yield8.95% (high)

Gentrification score10/100

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

Low

Price growth potential

High

Development pressure

Low

New supply risk

Safety

17 Apr

Crime rates and local incidents

VERY HIGH CRIME

370.0 incidents per 1,000 residents

→ Stable

+578% vs borough

Crime by type

Violence & sexual offences231

Other99

Anti-social behaviour89

Vehicle crime60

Burglary33

Drug offences21

Robbery12

Theft10

Road safety

100

Road safety score

Accidents (5yr)

Crime is +369% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

🚇

Dagenham Heathway Underground StationDistrict line

5.7 min walk

🚂

Dagenham Dock

Nearby stations

🚇

Dagenham Heathway Underground StationDistrict

7 min walk

🚇

Becontree Underground StationDistrict

11 min walk

🚂

Dagenham DockNational Rail

22 min walk

🚇

Dagenham East Underground StationDistrict

23 min walk

🚇

Upney Underground StationDistrict

33 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

Central London commute times

60 min

London Bridge

75 min

Victoria

64 min

Waterloo

54 min

Canary Wharf

51 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families

★ Top school within 1km

—

Primary

Godwin Primary School

Not yet inspected · 5 min walk

KS2: 107.3

★★★

Secondary

Jo Richardson Community School

Outstanding · 16 min walk

P8: +0.24A8: 48.0

100% of local schools rated Good or Outstanding

Childcare

Abbey Wood Nursery School

Not inspected · 80 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterMEDIUM

Medium

Air qualityLOW

NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³

NoiseMEDIUM

rail · Rail Lden: 55 dB

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 15.0 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 70%

Nearest SSSI: Abbey Wood SSSI — 6.1 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

4 min walk

60%

Recommend GP

60%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.3 km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.1 km

A&E 4hr targetNHS target: 95%55.9%

Demographics

22 Apr

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

Rank: 9,243 nationally

1,751

Est. population

7,901/km²

60%

Employed

29%

Degree educated

£36,600

Median income

5.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

Community stability

Age profile

Under 1830%

18–3421%

35–4923%

50–6417%

65+9%

Tenure

Own outright18%

Own (mortgage)27%

Private rent20%

Social rent34%

Shared ownership1%

Rent free0%

Ethnicity

White British44%

White Other17%

Asian17%

Black17%

Mixed3%

Other2%

Employment & lifestyle

Managerial / professional20%

Routine / semi-routine27%

No car household31%

Unemployed5%

No qualifications26%

Housing tenure (Census 2021)

Private rent 20%Social rent 34%

vs. London

Income vs London-12.9%

Price vs London-65.2%

Politics

Local councillors and MP

Ward majorityReform UK

Ward majority vote12.6%

Ward turnout103%

Election year2026

MPNesil Caliskan (Labour)

MP majority11,054

ConstituencyBarking

Councillors

Chris RiceLabour

Elizabeth KangetheLabour

Hardial Singh RaiLabour

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketAldi · 1.2 km

2 tennis courts1 swimming pools

Libraries (1km)

Cinemas (2km)

915m

Post office

Nearby shops

Ibrahim Halal560 m

Nearby cafes

The Snack Bar549 m

Star Express587 m

Starbucks595 m

Nearby restaurants

Subway551 m

Best Fish Bar552 m

Deans Peri-Peri554 m

Squires555 m

Nearby pubs

The Lord Denman604 m

Nearby gyms

The Gym1.0 km

Nearby pharmacies

Boots651 m

Food hygiene (5-star)63% of 8

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Compare Barking and Dagenham with nearby boroughs:

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

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RM9 5BU

At a glance

📍 Track RM9 5BU

Property

Stamp Duty & Affordability Calculator

Investment

Safety

Transport

Location

Schools

Environment

Health

Demographics

Politics

Amenities

Resident Reviews

Frequently asked questions

Trusted official data sources