Parsloes · Barking and Dagenham · Dagenham and Rainham constituency · 51.54695, 0.12590

RM9 5YX— Parsloes, Barking and Dagenham

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

The family fortress

 

Schools 100%Safety 87/100Transport 34/100Yield 4.92%

Best for: Families

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

Liveability
55
Safety
87
Schools
100
Transport
34
Environment
69
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

RM9 5YX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for RM9 5YX

🛡️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 5YX 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 · 3 min walk

KS2: 104.8

★★★

Secondary

Jo Richardson Community School

Outstanding · Inspected May 2024 · 19 min walk

P8: +0.24A8: 48.0

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 · 85 min walk

5 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.6km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area63 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

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£157,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2016 · CAGR

+6.9%

Total change

+154%

Market Activity

Price Velocity & Acceleration

Current Velocity

+153.6%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£110k£110k+0%1
Help-to-Buy recovery2016–2016£279k£279k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
8.8 min walk
Chadwell Heath

Nearby stations

Becontree Underground StationDistrict
9 min walk
Dagenham Heathway Underground StationDistrict
20 min walk
Upney Underground StationDistrict
24 min walk
Goodmayes Rail StationElizabeth line
29 min walk
Chadwell Heath Rail StationElizabeth line
29 min walk
No bus stops within 400m

15

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria60 min ↑
Waterloo58 min ↑
Canary Wharf ★44 min
City47 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 park799m
Santander docks (800m)0
Nearest cycle dock8.7 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 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.2 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 58%
More green space than 92% 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

OMNES HEALTHCARE LTD

234 PORTERS AVENUE, RM8 2EQ

4 min walk

58%

Recommend GP

58%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

1

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 (902 m)

Nearest supermarketPremier Shop · 1.0 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)

893m

Post office

Nearby shops

Budgens897 m

Nearby restaurants

Jade Garden653 m
Angies805 m
Becontree Tandoori811 m
German Shawarma887 m

Nearby pubs

The Cherry Tree902 m

Nearby gyms

TBF Women Only Gym897 m

Nearby health

Porters Avenue Health Centre195 m
Food hygiene (5-star)39% of 26

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

BARKING & DAGENHAM YOUTH ZONE

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

21.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,280m
Crossrail 2 route13,638m

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)
47
Development activity
high
Residential apps (800m)
28
Commercial apps (800m)
0
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
36 homes · Kingsley Hall, PARSLOES AVENUE, RM9 5NB
Pipeline pressure
NONE

Named schemes (500m)

SCHOOL PLAYING FIELDS, LAND BOUNDED BY, SCHOOL PLAYING FIELDS, LAND BOUNDED BY, MARTIN ROAD, PORTERS AVENUE, HEWETT ROAD, RM831 homes
completed
Fitzstephen Road Garages, Fitzstephen Road Garages, Fitzstephen Road, Dagenham, RM88 homes
completed
Land at 41, Land at 41, Cotesmore Gardens, Dagenham, RM8 2ET1 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 5YX

Full postcodeRM9 5YX
Postcode districtRM9
BoroughLondon Borough of Barking and Dagenham
WardParsloes
Latitude51.546951
Longitude0.125897
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
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