Parsloes · Barking and Dagenham · Barking constituency · 51.54502, 0.14548

RM9 5EP— Parsloes, Barking and Dagenham

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 42/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
71
Schools
60
Transport
42
Environment
65
Investment
53

The bottom line

RM9 5EP 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 5EP

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-12.9% vs London avg
vs London crime+93.0% vs London avg

Deep-dive guides for RM9 5EP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How RM9 5EP 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 · 2 min walk

KS2: 105.4

—

Secondary

Dagenham Park CofE School

Not yet inspected · 17 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 · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+69% vs borough

Crime by type

Other31%
Violence & sexual offences29%
Robbery9%
Vehicle crime8%
Theft7%
Drug offences6%
Anti-social behaviour5%
Burglary5%

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 · 1.8km

Crime is +93% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM9 district median

£329,000

Based on 31 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,594/m²
Price per ft²£520/ft²
Avg floor area70.9 m²

EPC breakdown

C
5%
D
30%
E
3%

Based on 38 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£177,250
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, 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

1997–2025 · CAGR

+7%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-35.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced96.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£60k£60k+0%1
Post-dot-com plateau2001–2004£86k£147k+71.9%1.3
Pre-crash peak2005–2007£165k£179k+8.2%2.7
GFC & correction2008–2011£175k£175k+0%1.5
Help-to-Buy recovery2015–2016£238k£265k+11.6%1.5
Brexit uncertainty2018–2019£309k£314k+1.7%1.5
Pandemic surge2021–2021£330k£330k+0%3
Current market2024–2025£427k£400k-6.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
6.3%
District
5.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Dagenham Heathway Underground StationDistrict line
4.6 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
5 min walk
Becontree Underground StationDistrict
17 min walk
Dagenham East Underground StationDistrict
18 min walk
Dagenham DockNational Rail
26 min walk
Chadwell Heath Rail StationElizabeth line
35 min walk
No bus stops within 400m

27

Walkability score

64

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park389m
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 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: 15.5 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Abbey Wood SSSI — 6.5 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 yield861.9 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

3 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 · 1.1 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

105

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (353 m)

Nearest supermarketAldi · 1.6 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)

1.1km

Post office

Nearby shops

Ibrahim Halal469 m
Local express day 11.1 km
Co-op Wood Lane1.1 km

Nearby cafes

Star Express357 m
The Snack Bar432 m
Starbucks467 m
Broad Street Cafe1.0 km

Nearby restaurants

Royal Bengal257 m
Dixie Chicken260 m
Red Rooster295 m
Papa John's304 m

Nearby pubs

The Lord Denman353 m

Nearby pharmacies

Boots535 m
Food hygiene (5-star)55% of 69

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Registered businesses

DIGITDEVELOPERS LTD.
GROZA DREAM HOMES LTD
GROZA INTERIORS LIMITED
JT TRADE SERVICES LTD
MUNA SERVICES LIMITED

+5 more

Investment

Investment grade, yield and market outlook

53

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
4.9% (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
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

39.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,168m
Crossrail 2 route14,991m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,410 nationally

1,871

Est. population

10,458/km²

57%

Employed

28%

Degree educated

£36,600

Median income

7.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

30%
21%
23%
16%
Under 1830%
18–3421%
35–4923%
50–6416%
65+9%

Tenure

14%
27%
28%
31%
Own outright14%
Own (mortgage)27%
Private rent28%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

40%
20%
17%
18%
White British40%
White Other20%
Asian17%
Black18%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine30%
No car household35%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent31%
Private rent28%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
88
Development activity
high
Residential apps (800m)
48
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
82 homes · The Church Elm PH and 214-216, The Church Elm PH and 214-216, Heathway, Dagenham, RM10 9QS
Pipeline pressure
NONE

Named schemes (500m)

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
Parsloes Avenue Garages, Parsloes Avenue Garages, Parsloes Avenue, Dagenham, RM9 5AQ10 homes
completed
CONGREGATIONAL CHURCH SITE, CONGREGATIONAL CHURCH SITE, OSBORNE SQUARE, RM98 homes
completed
The Vineries YWCA, The Vineries YWCA, Heathway, RM9 5AF6 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 5EP

Full postcodeRM9 5EP
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.545020
Longitude0.145479
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