Parsloes · Barking and Dagenham · Barking constituency · 51.54305, 0.14246

RM9 5PJ— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 79/100Transport 38/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
79
Schools
60
Transport
38
Environment
68
Investment
47

The bottom line

RM9 5PJ 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 5PJ

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-12.9% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for RM9 5PJ

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM9 5PJ 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 83 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.1 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour17%
Vehicle crime16%
Drug offences5%
Robbery4%
Theft2%
Burglary2%

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 · 2.1km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,548/m²
Price per ft²£423/ft²
Avg floor area79.5 m²

EPC breakdown

C
4%
D
16%

Based on 20 properties · Confidence: medium

Street mix

Terraced 95%Flat 5%

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£198,750
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

1998–2025 · CAGR

+7.1%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

-17.38

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Terraced94.7%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£55k£55k+0%3
Post-dot-com plateau2002–2004£119k£141k+18.5%1.5
Pre-crash peak2005–2007£177k£196k+10.7%1
GFC & correction2008–2011£190k£163k-14.5%1.3
Help-to-Buy recovery2013–2016£195k£330k+69.2%1.2
Current market2025–2025£348k£348k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.1%
District
7.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Dagenham Heathway Underground StationDistrict
5 min walk
Becontree Underground StationDistrict
14 min walk
Dagenham East Underground StationDistrict
20 min walk
Dagenham DockNational Rail
24 min walk
Upney Underground StationDistrict
36 min walk
No bus stops within 400m

19

Walkability score

41

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 park264m
Santander docks (800m)0
Nearest cycle dock9.8 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: 15.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 19%
More green space than 92% of London

Nearest SSSI: Abbey Wood SSSI — 6.3 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

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

5 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

132

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 (414 m)

Nearest supermarketAldi · 1.4 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)

1.3km

Post office

Nearby shops

Ibrahim Halal431 m

Nearby cafes

Star Express402 m
The Snack Bar406 m
Starbucks455 m

Nearby restaurants

Royal Bengal340 m
Dixie Chicken345 m
Papa John's361 m
Red Rooster361 m

Nearby pubs

The Lord Denman414 m

Nearby pharmacies

Boots524 m
Food hygiene (5-star)55% of 65

Business

Local businesses registered here

Active businesses
4
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

ALIMADA BUILDING LTD
LE PATRON COLLECTION LIMITED
STS REMOVALS LTD
THE DOLLHOUSE EXPERIENCE BY SD LTD

Investment

Investment grade, yield and market outlook

47

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 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

38.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,867m
Crossrail 2 route14,865m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,243 nationally

1,751

Est. population

7,901/km²

60%

Employed

29%

Degree educated

£36,600

Median income

5.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

30%
21%
23%
17%
Under 1830%
18–3421%
35–4923%
50–6417%
65+9%

Tenure

18%
27%
20%
34%
Own outright18%
Own (mortgage)27%
Private rent20%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

44%
17%
17%
17%
White British44%
White Other17%
Asian17%
Black17%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household31%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent34%
Private rent20%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
82
Development activity
high
Residential apps (800m)
46
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)

66, 66, Parsloes Avenue, Dagenham, RM9 5NU4 homes
completed
179, 179, Ivyhouse Road, Dagenham, RM9 5RR2 homes
completed
10, 10, Spurling Road, Dagenham, RM9 5RH2 homes
completed
83, 83, Valence Wood Road, Dagenham, RM8 3AP2 homes
completed
Land at 66, Land at 66, Parsloes Avenue, Dagenham, RM9 5NU1 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 5PJ

Full postcodeRM9 5PJ
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.543052
Longitude0.142459
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