Living in RM8, Barking and Dagenham
What the open data says about house prices, schools, crime and flood risk around RM8 in Barking and Dagenham. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central RM8 sold at a median of £380,000 across 109 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Barking and Dagenham are up 5.3% on a year ago (UK House Price Index).
- Of the 93 schools within about 3 miles, 86% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of RM8 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Barking & Dagenham pays £2,199 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 518 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 15 October 2026, each from the source named in its section.
House prices
Average price in Barking and Dagenham: £375,604, up 5.3% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in RM8 →
See where RM8 ranks across London →
Council tax at Band D in Barking and Dagenham: £2,199 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare RM8 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for RM8 against any other district, each from the source the section below names.
What actually sold around RM8
109 recorded home sales on the streets around central RM8 in the last 2 years, with a median of £380,000 and a range from £133,200 to £525,000. Mostly terraced houses.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 120 Winding Way, RM8 2TB | Semi-detached | £400,000 | 14 Aug 2026 |
| 8 Warrington Road, RM8 3JH | Terraced | £435,000 | 31 Jul 2026 |
| 23 Margery Road, RM8 3AX | Terraced | £355,000 | 20 Jul 2026 |
| 94 Haydon Road, RM8 3RR | Terraced | £397,000 | 10 Jul 2026 |
| 34 Bonham Road, RM8 3BD | Terraced | £405,000 | 30 Jun 2026 |
| 12 Agnes Gardens, RM8 3BS | Terraced | £390,000 | 18 Jun 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
93 schools within 3 miles , of which 86% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| All Saints Catholic School and Technology College | Secondary | Outstanding | 1.0 mi away | no figure |
| Warren Junior School | Primary | Outstanding | 1.4 mi away | no figure |
| The Warren School | Secondary | Outstanding | 1.4 mi away | no figure |
| Barking Abbey School, A Specialist Sports and Humanities College | Secondary | Outstanding | 1.6 mi away | no figure |
| Jo Richardson Community School | Secondary | Outstanding | 1.7 mi away | no figure |
| Loxford School | Secondary | Outstanding | 1.8 mi away | no figure |
60 state primary and 20 state secondary schools within range, plus 1 fee-paying school.
Private schools
1 fee-paying school within 3 miles: Eastcourt Independent School.
All 1 fee-paying schools near RM8, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Elementary occupations | 17.3% |
| Skilled trades | 13.0% |
| Caring, leisure and other service | 11.3% |
| Professional occupations | 11.0% |
| Process, plant and machine operatives | 10.9% |
Source: ONS Census 2021, table TS063, for this district's small area.
How RM8 has changed since 2011
The biggest move: born outside the uk, up 14.6 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of RM8 (E01000102, 1,783 residents in 2021, up 15.8% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: born outside the uk, up 14.6 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 48.2% | 40.5% | -7.7 pts | -2.0 pts |
| Households renting privately | 11.2% | 21.0% | +9.8 pts | +3.7 pts |
| Households renting socially | 39.7% | 38.0% | -1.7 pts | -0.6 pts |
| Residents under 15 | 23.5% | 25.9% | +2.4 pts | -0.3 pts |
| Residents 65 and over | 12.8% | 9.6% | -3.2 pts | +2.1 pts |
| Adults with a degree or equivalent | 18.6% | 27.0% | +8.4 pts | +6.5 pts |
| Residents born outside the UK | 22.8% | 37.4% | +14.6 pts | +3.6 pts |
| Residents in good or very good health | 78.8% | 82.4% | +3.6 pts | +0.8 pts |
| Residents in a white ethnic group | 70.8% | 56.3% | -14.5 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
518 crimes recorded within roughly a mile of central RM8 in August 2026, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 3 of 10 on the Index of Multiple Deprivation (most deprived nationally), based on Barking and Dagenham's figures.
Buses from the centre of RM8
Best-served stop: Becontree Avenue, with 6.7 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of RM8 is Becontree Avenue: 6.7 buses an hour on a weekday daytime, 5.8 in the evening and 5.7 on Sunday daytime; first bus 05:53, last 23:55. Routes there: 364. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of RM8. The nearest, Dr Sz Haider's Practice, has 4,751 registered patients and 2,582 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Dr Sz Haider's Practice | 0.3 mi | 4,751 | 2,582 |
| Green Lane Surgery | 0.3 mi | 3,655 | 1,485 |
| Tulasi Medical Centre | 0.3 mi | 18,683 | 2,835 |
Nearest A&E: Barts Health NHS Trust, where 62.2% of type 1 attendances were seen within four hours in July 2026; then Barking, Havering and Redbridge University Hospitals NHS Trust at 60.9%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Barking & Dagenham pays £2,199 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Barking & Dagenham, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,713 | +5.9% |
| 2022-23 | £1,785 | +4.2% |
| 2023-24 | £1,893 | +6.1% |
| 2024-25 | £2,003 | +5.8% |
| 2025-26 | £2,098 | +4.7% |
| 2026-27 | £2,199 | +4.8% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Barking & Dagenham, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about RM8
What is the average house price in RM8?
The average sold price in Barking and Dagenham is £375,604 as of July 2026, according to the UK House Price Index.
Are house prices rising in RM8?
Prices in Barking and Dagenham are up 5.3% on a year ago (UK House Price Index).
What do houses actually sell for in RM8?
The median of 109 recorded sales around central RM8 in the last 2 years is £380,000, ranging from £133,200 to £525,000 (HM Land Registry Price Paid Data).
Are the schools good in RM8?
93 schools sit within 3 miles of central RM8, and 86% are rated Outstanding or Good by Ofsted.
How much crime is there in RM8?
518 crimes were recorded within roughly a mile of central RM8 in August 2026, most commonly violent crime (Police.uk).
Is RM8 at risk of flooding?
Central RM8 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is RM8 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 86% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £380,000; the area sits in decile 3 of 10 on the Index of Multiple Deprivation; 518 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is RM8 safe?
518 crimes were recorded within roughly a mile of central RM8 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers RM8 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.