Parsloes · Barking and Dagenham · Dagenham and Rainham constituency · 51.54852, 0.13944

RM9 5JP— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 84/100Transport 28/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

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

Liveability
54
Safety
84
Schools
95
Transport
28
Environment
68
Investment
46

The bottom line

RM9 5JP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM9 5JP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM9 5JP meets your needs.

Location

RM9 5JP

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 5JP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM9 5JP with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM9 5JP 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 · 6 min walk

KS2: 101.8

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 22 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 89 min walk

6 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.7km

Crime is 31% below 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£4,571/m²
Price per ft²£425/ft²
Avg floor area69 m²

EPC breakdown

C
5%
D
14%
E
4%

Based on 23 properties · Confidence: medium

Street mix

Semi 4%Terraced 85%Detached 11%

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£172,500
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, no insulation (assumed)
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

1996–2025 · CAGR

+3.7%

Total change

+185%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.1%

per year

Acceleration

+49.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 27 sales

Property Type Mix

Total: 27 sales

Detached11.1%
Semi-detached3.7%
Terraced85.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£115k£76k-33.7%1.3
Post-dot-com plateau2001–2004£90k£159k+76.7%1
Pre-crash peak2005–2007£148k£300k+102.7%1
GFC & correction2009–2011£129k£408k+215.9%1.7
Help-to-Buy recovery2013–2016£180k£315k+75%1.2
Brexit uncertainty2019–2019£275k£275k+0%1
Pandemic surge2021–2021£360k£360k+0%3
Rate-rise correction2023–2023£1.25m£1.25m+0%1
Current market2024–2025£400k£328k-18.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.7%
District
7.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
10.9 min walk
Chadwell Heath

Nearby stations

Dagenham Heathway Underground StationDistrict
12 min walk
Becontree Underground StationDistrict
16 min walk
Dagenham East Underground StationDistrict
24 min walk
Chadwell Heath Rail StationElizabeth line
29 min walk
Chadwell HeathNational Rail
29 min walk
No bus stops within 400m

9

Walkability score

54

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park544m
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 AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Abbey Wood SSSI — 6.9 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

7 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 1.7 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

115

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 (558 m)

No restaurants within 800m — nearest: Royal Bengal (821 m)

Nearest supermarketAldi · 2.0 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)

677m

Post office

Nearby shops

Local express day 1668 m
Co-op Wood Lane677 m

Nearby cafes

Star Express920 m
The Snack Bar978 m

Nearby restaurants

Royal Bengal821 m
Dixie Chicken826 m
Red Rooster859 m
Papa John's866 m

Nearby pubs

The Cherry Tree558 m
The Lord Denman920 m
Food hygiene (5-star)61% of 31

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

BETA ELECTRICAL ENGINEERING LIMITED
ELECTRIC FLOW LIMITED
IDEAL HEATING SOLUTIONS LTD
NEW BIRDS LIMITED
ROMEO AND HALIDE LTD

Investment

Investment grade, yield and market outlook

46

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
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

35.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,095m
Crossrail 2 route14,471m

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
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
39
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
65 homes · THE LONGHOUSE, BARKING COLLEGE ANNEXE, THE LONGHOUSE, BARKING COLLEGE ANNEXE, CHARLECOTE ROAD, RM8 3LD
Pipeline pressure
NONE

Named schemes (500m)

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 83, Land Adjacent 83, Monmouth Road, RM9 5DB1 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
Margaret Mullane (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Chris RiceLabour
Elizabeth KangetheLabour
Hardial Singh RaiLabour

Live in RM9 5JP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM9 5JP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barking and Dagenham with nearby boroughs:

Barking and Dagenham vs NewhamBarking and Dagenham vs Havering

Similar postcodes

Frequently asked questions

📍 Track RM9 5JP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM9 5JP

Full postcodeRM9 5JP
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.548521
Longitude0.139442
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