Parsloes · Barking and Dagenham · Barking constituency · 51.54882, 0.14735

RM9 5UX— Parsloes, Barking and Dagenham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 31/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
55
Safety
81
Schools
95
Transport
31
Environment
57
Investment
48

The bottom line

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

The catches: high noise levels nearby and 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM9 5UX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for RM9 5UX

🛡️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 5UX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Richard Alibon Primary School with ARP for Cognitive and Learning Difficulties : SEN Base

Good · Inspected Jul 2023 · 3 min walk

KS2: 107.4

★★★

Secondary

All Saints Catholic School and Technology College

Outstanding · Inspected May 2024 · 20 min walk

P8: +0.74A8: 54.2

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 · 92 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.4 incidents per 1,000 residents

Better than 82% of London
↑ Rising 487.5%

from a low base — still below London average

-66% vs borough

Crime by type

Violence & sexual offences40%
Other26%
Anti-social behaviour15%
Vehicle crime9%
Theft6%
Drug offences4%
Robbery0%
Burglary0%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.4km

Crime is 61% below 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£5,197/m²
Price per ft²£483/ft²
Avg floor area74.8 m²

EPC breakdown

C
3%
D
18%
E
3%

Based on 24 properties · Confidence: medium

Street mix

Terraced 100%

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£187,000
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

+7.2%

Total change

+658%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

-13.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£51k£63k+23.8%1
Post-dot-com plateau2002–2002£101k£101k+0%1
Pre-crash peak2007–2007£182k£182k+0%3
GFC & correction2009–2012£172k£107k-37.8%1
Help-to-Buy recovery2013–2015£205k£245k+19.5%1
Brexit uncertainty2019–2019£313k£313k+0%1
Rate-rise correction2023–2023£368k£368k+0%4
Current market2025–2025£383k£383k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.2%
District
4.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
9.6 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
10 min walk
Dagenham East Underground StationDistrict
17 min walk
Becontree Underground StationDistrict
21 min walk
Chadwell Heath Rail StationElizabeth line
31 min walk
Dagenham DockNational Rail
32 min walk
No bus stops within 400m

10

Walkability score

27

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park473m
Santander docks (800m)0
Nearest cycle dock10.2 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.7 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 67%
Less green space than 95% of London

Nearest SSSI: Abbey Wood SSSI — 7.0 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

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (719 m)

Nearest supermarketAldi · 2.0 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)

719m

Post office

Nearby shops

Best-one619 m
Local express day 1722 m
Co-op Wood Lane740 m
Ibrahim Halal864 m

Nearby cafes

Star Express731 m
The Snack Bar827 m
Starbucks848 m
Morrisons Cafe1.2 km

Nearby restaurants

Royal Bengal644 m
Dixie Chicken645 m
Mo's674 m
Red Rooster677 m

Nearby pubs

The Lord Denman719 m

Nearby pharmacies

Boots904 m
Food hygiene (5-star)54% of 61

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BONY 1988 LTD
CDR ELITE DRYLINER LTD

Investment

Investment grade, yield and market outlook

48

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 months2

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

17/100

Velocity score

Future outlook

32.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,535m
Crossrail 2 route14,984m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,202 nationally

1,851

Est. population

10,872/km²

62%

Employed

31%

Degree educated

£34,400

Median income

5.9%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

30%
21%
22%
18%
Under 1830%
18–3421%
35–4922%
50–6418%
65+9%

Tenure

18%
32%
18%
32%
Own outright18%
Own (mortgage)32%
Private rent18%
Social rent32%
Shared ownership1%

Ethnicity

41%
17%
14%
20%
White British41%
White Other17%
Asian14%
Black20%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household32%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent32%
Private rent18%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
97
Development activity
high
Residential apps (800m)
58
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
6
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)
5
Largest scheme
62 homes · Bentry Playing Fields, Bentry Playing Fields, Lockwell Road, Heathway, RM10 7RE
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
CONGREGATIONAL CHURCH SITE, CONGREGATIONAL CHURCH SITE, OSBORNE SQUARE, RM98 homes
completed
406, 406, Heathway, Dagenham, RM10 8NS2 homes
completed
490, 490, Heathway, Dagenham, RM10 8QJ2 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 5UX

Full postcodeRM9 5UX
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.548817
Longitude0.147346
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