Parsloes · Barking and Dagenham · Dagenham and Rainham constituency · 51.54757, 0.13056

RM9 5YL— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 87/100Transport 29/100Yield 4.92%

Best for: Families

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

Liveability
54
Safety
87
Schools
100
Transport
29
Environment
73
Investment
57

The bottom line

RM9 5YL 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.

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Location

RM9 5YL

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-55.0% vs London avg

Deep-dive guides for RM9 5YL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM9 5YL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Roding Primary School

Not yet inspected · 5 min walk

KS2: 104.8

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 20 min walk

P8: +0.24A8: 48.0

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 · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.3 incidents per 1,000 residents

Better than 79% of London
→ Stable

-61% vs borough

Crime by type

Violence & sexual offences35%
Other25%
Anti-social behaviour13%
Vehicle crime12%
Drug offences6%
Robbery4%
Burglary4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.3km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area79.3 m²

EPC breakdown

C
3%
D
10%

Based on 13 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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£198,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 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

1995–2024 · CAGR

+6.2%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-25.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£75k+25%1
Post-dot-com plateau2002–2002£115k£115k+0%1
Pre-crash peak2005–2007£161k£230k+42.4%1.5
GFC & correction2008–2010£190k£215k+13.2%1
Help-to-Buy recovery2015–2016£270k£275k+1.9%3
Pandemic surge2021–2021£331k£331k+0%1
Rate-rise correction2022–2022£380k£380k+0%1
Current market2024–2024£341k£341k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-3.3% alpha

Terraced-3.3% α
Local
2%
District
5.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Becontree Underground StationDistrict line
10 min walk
Chadwell Heath

Nearby stations

Becontree Underground StationDistrict
11 min walk
Dagenham Heathway Underground StationDistrict
17 min walk
Upney Underground StationDistrict
28 min walk
Chadwell Heath Rail StationElizabeth line
29 min walk
Chadwell HeathNational Rail
29 min walk
No bus stops within 400m

15

Walkability score

99

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 park567m
Santander docks (800m)0
Nearest cycle dock9.1 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: 14.5 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 10%
More green space than 97% of London

Nearest SSSI: Abbey Wood SSSI — 6.7 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

5 min walk

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cherry Tree (652 m)

No restaurants within 800m — nearest: Jade Garden (753 m)

Nearest supermarketPremier Shop · 1.2 km
3 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)

985m

Post office

Nearby shops

Budgens989 m

Nearby restaurants

Jade Garden753 m
Angies880 m
Becontree Tandoori886 m
Royal Fish Bar966 m

Nearby pubs

The Cherry Tree652 m

Nearby gyms

TBF Women Only Gym954 m

Nearby health

Porters Avenue Health Centre513 m
Food hygiene (5-star)47% of 32

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

PARCEL SHIELD LIMITED

Investment

Investment grade, yield and market outlook

57

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 score12/100
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

19.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,564m
Crossrail 2 route13,920m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,673 nationally

1,777

Est. population

10,672/km²

62%

Employed

31%

Degree educated

£36,800

Median income

6.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

29%
22%
23%
20%
Under 1829%
18–3422%
35–4923%
50–6420%
65+7%

Tenure

16%
31%
17%
36%
Own outright16%
Own (mortgage)31%
Private rent17%
Social rent36%
Shared ownership0%

Ethnicity

41%
15%
17%
20%
White British41%
White Other15%
Asian17%
Black20%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household30%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent36%
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)
44
Development activity
high
Residential apps (800m)
29
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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)
36
Largest scheme
49 homes · RAYDONS ROAD, RM9 5J
Pipeline pressure
NONE

Named schemes (500m)

RAYDONS ROAD, RM9 5J49 homes
completed
Kingsley Hall, PARSLOES AVENUE, RM9 5NB36 homes
completed
SCHOOL PLAYING FIELDS, LAND BOUNDED BY, SCHOOL PLAYING FIELDS, LAND BOUNDED BY, MARTIN ROAD, PORTERS AVENUE, HEWETT ROAD, RM831 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT6 homes
completed
7-9, 7-9, Hewett Road, RM8 2XT3 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 5YL

Full postcodeRM9 5YL
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.547567
Longitude0.130556
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