Parsloes · Barking and Dagenham · Dagenham and Rainham constituency · 51.55215, 0.13766

RM9 5HR— Parsloes, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 20/100Yield 4.92%

Best for: Families

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

Liveability
51
Safety
84
Schools
95
Transport
20
Environment
61
Investment
58

The bottom line

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

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 5HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for RM9 5HR

🛡️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 RM9 5HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Southwood Primary School

Good · Inspected Jul 2023 · 3 min walk

KS2: 101.8

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 19 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 94 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.5 incidents per 1,000 residents

Better than 67% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences41%
Other18%
Anti-social behaviour14%
Vehicle crime14%
Burglary5%
Drug offences3%
Robbery3%
Theft2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.6km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area78.1 m²

EPC breakdown

B
2%
C
17%
D
32%
E
5%

Based on 56 properties · Confidence: high

Street mix

Semi 4%Terraced 89%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£195,250
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
WallsCavity wall, 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

1995–2023 · CAGR

+6.4%

Total change

+462%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

-29.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced90.7%
Flat/maisonette7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£79k+34.5%1.5
Post-dot-com plateau2002–2004£123k£152k+23.5%2.3
Pre-crash peak2006–2007£164k£158k-3.7%2.5
GFC & correction2008–2009£194k£144k-25.6%1
Help-to-Buy recovery2013–2016£179k£280k+56.4%1.8
Brexit uncertainty2018–2019£291k£302k+3.6%3
Pandemic surge2021–2021£316k£316k+0%4
Rate-rise correction2022–2023£373k£330k-11.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7.8%
District
8.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position75

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
15.9 min walk
Chadwell Heath

Nearby stations

Dagenham Heathway Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
19 min walk
Chadwell Heath Rail StationElizabeth line
23 min walk
Chadwell HeathNational Rail
23 min walk
Dagenham East Underground StationDistrict
27 min walk
No bus stops within 400m

7

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★54 min
City59 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park614m
Santander docks (800m)0
Nearest cycle dock9.6 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: 15.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 7.3 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

BARKING&DAGENHAM EAST ONE PCN EAS

PARSLOES HUB, 370 PARSLOES AVENUE, RM9 5QP

6 min walk

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 2.0 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

127

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Curry Express (1.1 km)

Nearest supermarketFreshco · 2.2 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

395m

Post office

Nearby shops

Co-op Wood Lane377 m
Local express day 1379 m
Atkar Superstore1.1 km
Green Lane Bakery & Cakes1.1 km

Nearby restaurants

Curry Express1.1 km
Becontree BBQ1.1 km
Upper Grill1.1 km
New China Gold1.1 km

Nearby pubs

The Cherry Tree193 m
Beacon Tree1.1 km
Food hygiene (5-star)59% of 41

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

E

High street health

Registered businesses

BOKHARI FINANCE LIMITED
EARTH CORE LTD
GM BUILDERS LONDON LIMITED
HAYDEN BUILDERS LIMITED
HAYDEN HOMES AND INVESTMENTS LIMITED

+6 more

Investment

Investment grade, yield and market outlook

58

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 score13/100
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

20.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,272m
Crossrail 2 route14,235m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,202 nationally

1,976

Est. population

17,749/km²

59%

Employed

29%

Degree educated

£36,800

Median income

5.7%

Claimant rate

SuburbanVery high densityMixed

49

Community stability

Age profile

30%
21%
23%
18%
Under 1830%
18–3421%
35–4923%
50–6418%
65+9%

Tenure

17%
37%
17%
29%
Own outright17%
Own (mortgage)37%
Private rent17%
Social rent29%
Shared ownership1%

Ethnicity

36%
16%
24%
18%
White British36%
White Other16%
Asian24%
Black18%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household29%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent29%
Private rent17%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
65
Development activity
high
Residential apps (800m)
43
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)
37
Largest scheme
65 homes · THE LONGHOUSE, BARKING COLLEGE ANNEXE, THE LONGHOUSE, BARKING COLLEGE ANNEXE, CHARLECOTE ROAD, RM8 3LD
Pipeline pressure
NONE

Named schemes (500m)

THE LONGHOUSE, BARKING COLLEGE ANNEXE, THE LONGHOUSE, BARKING COLLEGE ANNEXE, CHARLECOTE ROAD, RM8 3LD65 homes
completed
CONNOR ROAD, RM9 5UL37 homes
completed
SAYWOOD LODGE (OAP HOME), SAYWOOD LODGE (OAP HOME), WESTON ROAD, RM9 5UJ31 homes
completed
165, 165, ST. GEORGES ROAD, RM9 5JU20 homes
completed
Land adjacent to 19, Land adjacent to 19, Charlecote Road, Dagenham, RM84 homes
completed

Politics

Local councillors and MP

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

Councillors

Chris RiceLabour
Elizabeth KangetheLabour
Hardial Singh RaiLabour

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Key facts for RM9 5HR

Full postcodeRM9 5HR
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.552150
Longitude0.137665
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