Parsloes · Barking and Dagenham · Barking constituency · 51.54672, 0.14409

RM9 5EB— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 80/100Transport 34/100Yield 4.92%

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
80
Schools
60
Transport
34
Environment
65
Investment
60

The bottom line

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

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 5EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM9 5EB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM9 5EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Parsloes Primary School

Not yet inspected · 4 min walk

KS2: 105.4

—

Secondary

Dagenham Park CofE School

Not yet inspected · 20 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 14 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)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.7km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area72.8 m²

EPC breakdown

A
1%
B
1%
C
5%
D
12%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 90%Flat 10%

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£182,000
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, 100 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

2000–2022 · CAGR

+8.9%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

+83.8%

per year

Acceleration

+114.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 20 sales

Property Type Mix

Total: 20 sales

Terraced90%
Flat/maisonette10%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£58k£58k+0%1
Post-dot-com plateau2001–2003£80k£140k+75%2
Pre-crash peak2005–2007£150k£155k+3.7%1
GFC & correction2012–2012£172k£172k+0%1
Help-to-Buy recovery2014–2016£216k£280k+29.6%1.3
Brexit uncertainty2017–2019£300k£295k-1.7%1.5
Pandemic surge2020–2020£204k£204k+0%1
Rate-rise correction2022–2022£375k£375k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
6.9%
District
6.3%

CAGR over 20yr 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
Dagenham Heathway Underground StationDistrict line
7.1 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
8 min walk
Becontree Underground StationDistrict
17 min walk
Dagenham East Underground StationDistrict
19 min walk
Dagenham DockNational Rail
29 min walk
Chadwell Heath Rail StationElizabeth line
32 min walk
No bus stops within 400m

19

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf ★47 min
City50 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park599m
Santander docks (800m)0
Nearest cycle dock10.0 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: 15.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Abbey Wood SSSI — 6.7 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

2 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (565 m)

Nearest supermarketAldi · 1.7 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)

864m

Post office

Nearby shops

Ibrahim Halal680 m
Local express day 1861 m
Co-op Wood Lane876 m

Nearby cafes

Star Express569 m
The Snack Bar643 m
Starbucks679 m

Nearby restaurants

Royal Bengal468 m
Dixie Chicken472 m
Red Rooster507 m
Papa John's516 m

Nearby pubs

The Lord Denman565 m
The Cherry Tree916 m

Nearby pharmacies

Boots747 m
Food hygiene (5-star)53% of 57

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

ALN CONSULTANCY&LOGISTICS LTD
BERA CONSTRUCTION LTD
BERA IMPORT EXPORT LTD
FANSHAWE CRESCENT 1958 LIMITED
HJS BUILDING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

60

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score15/100
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

26.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,212m
Crossrail 2 route14,840m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
45
Commercial apps (800m)
2
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)
7
Largest scheme
37 homes · CONNOR ROAD, RM9 5UL
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
SITE OF, 24-46 EVENS, SITE OF, 24-46 EVENS, HALBUTT STREET, ALIBON ROAD (10-24 REAR GDNS), HEATHWAY, RM921 homes
completed
165, 165, ST. GEORGES ROAD, RM9 5JU20 homes
completed
CONGREGATIONAL CHURCH SITE, CONGREGATIONAL CHURCH SITE, OSBORNE SQUARE, RM98 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

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Key facts for RM9 5EB

Full postcodeRM9 5EB
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.546718
Longitude0.144088
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