Parsloes · Barking and Dagenham · Barking constituency · 51.54757, 0.13989

RM9 5DR— Parsloes, Barking and Dagenham

Location and area intelligence for RM9 5DR, Parsloes, Barking and Dagenham

The family fortress

 

Schools 100%Safety 80/100Transport 29/100Yield 5.26%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
49
Safety
80
Schools
100
Transport
29
Environment
70
Investment
51

The bottom line

RM9 5DR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £308,000 median — strong value for Families who can accept its trade-offs.

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 5DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-40.8% vs London avg
vs London income-18.1% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for RM9 5DR

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

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“The family fortress”

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How RM9 5DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Parsloes Primary School

Not yet inspected · 7 min walk

KS2: 105.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 23 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 88 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.4 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour19%
Other19%
Drug offences14%
Vehicle crime12%
Burglary5%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.8km

Crime is +2% 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.

£308,000

Median sale price

Bottom 25% — 41% below London median

£308,000 is 41% below the London median (£520,000)

-6.8%

This year

Terraced

Dominant type

Price history

5-year change
-29.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£460,000
Avg terraced£301,500
Price per m²£4,063/m²
Price per ft²£377/ft²
Avg floor area80.1 m²

EPC breakdown

C
9%
D
17%
E
5%
F
1%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 6%Terraced 89%Flat 3%Other 3%

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£2,900
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,140

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

9.0×

Price-to-income

£1,541/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,250
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, 150 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

+6.4%

Total change

+473%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.6%

per year

Acceleration

-40.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached5.9%
Terraced91.2%
Flat/maisonette2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£67k+11.7%1
Post-dot-com plateau2001–2003£70k£133k+88.7%2.7
Pre-crash peak2005–2006£154k£160k+3.9%2.5
GFC & correction2010–2012£155k£140k-9.7%1
Help-to-Buy recovery2014–2014£243k£243k+0%4
Brexit uncertainty2018–2019£200k£279k+39.5%1.5
Pandemic surge2021–2021£438k£438k+0%1
Rate-rise correction2022–2022£180k£180k+0%1
Current market2024–2025£288k£344k+19.7%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
6.3%
District
6.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dagenham Heathway Underground StationDistrict line
9.7 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
11 min walk
Becontree Underground StationDistrict
15 min walk
Dagenham East Underground StationDistrict
23 min walk
Chadwell Heath Rail StationElizabeth line
30 min walk
Dagenham DockNational Rail
30 min walk
No bus stops within 400m

9

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria65 min ↑
Waterloo65 min ↑
Canary Wharf ★50 min
City52 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)

0

EV chargers (800m)

Nearest car park463m
Santander docks (800m)0
Nearest cycle dock9.7 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 waterMEDIUM
Medium
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: 15.1 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 19%
More green space than 94% of London

Nearest SSSI: Abbey Wood SSSI — 6.8 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 yield861.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HALBUTT STREET SURGERY

2 HALBUTT STREET, RM9 5AS

6 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 1.6 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

109

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 (664 m)

No restaurants within 800m — nearest: Royal Bengal (723 m)

Nearest supermarketAldi · 1.9 km
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)

773m

Post office

Nearby shops

Local express day 1765 m
Co-op Wood Lane775 m
Ibrahim Halal908 m

Nearby cafes

Star Express821 m
The Snack Bar874 m
Starbucks917 m

Nearby restaurants

Royal Bengal723 m
Dixie Chicken728 m
Red Rooster760 m
Papa John's767 m

Nearby pubs

The Cherry Tree664 m
The Lord Denman822 m
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

CAFE 222 BAR LTD
HAI JI GROCERY DELIVERY LTD
HERB HAVEN LTD
SL LETTING AND MANAGEMENT LTD
SL LETTING MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

51

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score3/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

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

17/100

Velocity score

Future outlook

31.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,049m
Crossrail 2 route14,533m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,422 nationally

1,716

Est. population

9,728/km²

56%

Employed

31%

Degree educated

£34,400

Median income

6.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

30%
18%
23%
17%
Under 1830%
18–3419%
35–4923%
50–6417%
65+11%

Tenure

14%
29%
25%
32%
Own outright14%
Own (mortgage)29%
Private rent25%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

42%
17%
15%
20%
White British42%
White Other17%
Asian15%
Black20%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household36%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent32%
Private rent25%

vs. London

Income vs London-18.1%
Price vs London-40.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
64
Development activity
high
Residential apps (800m)
34
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
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)
0
Largest scheme
49 homes · RAYDONS ROAD, RM9 5J
Pipeline pressure
NONE

Named schemes (500m)

CONNOR ROAD, RM9 5UL37 homes
completed
LAND REAR OF FANSHAWE LIBRARY, LAND REAR OF FANSHAWE LIBRARY, HALBUTT STREET, BARNMEAD ROAD, RM9 5DX34 homes
completed
165, 165, ST. GEORGES ROAD, RM9 5JU20 homes
completed
Garden land of 28, Garden land of 28, St Georges Road, Dagenham, RM9 5JT1 homes
completed
80, Verney Road, RM9 5JJ1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.6%
Ward turnout
103%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Chris RiceLabour
Elizabeth KangetheLabour
Hardial Singh RaiLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£308,000)

£2,900

Standard buyer

£0

First-time buyer

Save £2,900

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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Key facts for RM9 5DR

Full postcodeRM9 5DR
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.547568
Longitude0.139888
Parliamentary constituencyBarking
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