Parsloes · Barking and Dagenham · Dagenham and Rainham constituency · 51.55150, 0.14199

RM9 5JU— Parsloes, Barking and Dagenham

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

 

Schools 100%Safety 74/100Transport 24/100Yield 4.92%

Best for: Families

Compare areas

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

Liveability
47
Safety
74
Schools
100
Transport
24
Environment
57
Investment
58

The bottom line

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

The catch: 51 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 5JU 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 5JU meets your needs.

Location

RM9 5JU

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-12.4% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for RM9 5JU

🛡️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 5JU with:

Postcode Personality

🎓 School Smart🔒 Very Safe
Share:WhatsAppShare on X

How RM9 5JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 109.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 18 min walk

P8: +0.74A8: 54.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 94 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.2 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 286.8%

0% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Other20%
Vehicle crime12%
Drug offences7%
Burglary5%
Theft3%
Robbery2%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.4km

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area52.7 m²

EPC breakdown

B
1%
C
20%
D
3%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 7%Terraced 93%

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£131,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

+7.1%

Total change

+352%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

-15.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced92.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£75k£75k+0%2
Post-dot-com plateau2001–2004£81k£167k+105.6%1.2
Pre-crash peak2006–2006£160k£160k+0%2
Brexit uncertainty2018–2018£310k£310k+0%3
Pandemic surge2021–2021£350k£350k+0%1
Rate-rise correction2022–2022£340k£340k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
8.2%
District
8.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
13.7 min walk
Chadwell Heath

Nearby stations

Dagenham Heathway Underground StationDistrict
15 min walk
Becontree Underground StationDistrict
20 min walk
Dagenham East Underground StationDistrict
23 min walk
Chadwell Heath Rail StationElizabeth line
26 min walk
Chadwell HeathNational Rail
26 min walk
No bus stops within 400m

5

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★51 min
City57 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 park745m
Santander docks (800m)0
Nearest cycle dock9.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

26%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed204 Mbps
Median download212 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: 15.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 87% of London

Nearest SSSI: Abbey Wood SSSI — 7.2 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

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Cherry Tree (501 m)

No restaurants within 800m — nearest: Royal Bengal (1.0 km)

Nearest supermarketAldi · 2.3 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)

320m

Post office

Nearby shops

Local express day 1315 m
Co-op Wood Lane328 m
Shell1.1 km
Bajwa Foods1.1 km

Nearby cafes

Morrisons Cafe1.0 km
Fiddlers Cafe1.1 km
Heath Pie Shop1.1 km
JRs1.1 km

Nearby restaurants

Royal Bengal1.0 km
Dixie Chicken1.0 km
Best Bite Chicken1.0 km
Red Rooster1.1 km

Nearby pubs

The Cherry Tree501 m
Beacon Tree1.1 km
Food hygiene (5-star)57% of 30

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ARONKIEE CONSULTANT LTD
MARVELLOUS HOME SUPPORTED CARE LTD
MATBEN CONSTRUCTION INTERIOR AND CLEANING SERVICES LTD

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 score11/100
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

13.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,447m
Crossrail 2 route14,543m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,811 nationally

1,982

Est. population

9,800/km²

53%

Employed

28%

Degree educated

£36,800

Median income

7.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

28%
17%
23%
18%
13%
Under 1828%
18–3417%
35–4923%
50–6418%
65+13%

Tenure

14%
22%
18%
46%
Own outright14%
Own (mortgage)22%
Private rent18%
Social rent46%
Shared ownership0%
Rent free0%

Ethnicity

44%
16%
21%
White British44%
White Other13%
Asian16%
Black21%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine29%
No car household42%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent46%
Private rent18%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
85
Development activity
high
Residential apps (800m)
55
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
1
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
CONGREGATIONAL CHURCH SITE, CONGREGATIONAL CHURCH SITE, OSBORNE SQUARE, RM98 homes
completed
35, 35, Bainbridge Road, Dagenham, RM9 5UU1 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
7,173
Constituency
Dagenham and Rainham

Councillors

Chris RiceLabour
Elizabeth KangetheLabour
Hardial Singh RaiLabour

Live in RM9 5JU? 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 5JU.
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 5JU

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

No spam. Unsubscribe anytime.

Key facts for RM9 5JU

Full postcodeRM9 5JU
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.551505
Longitude0.141991
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