RM8 2HJ
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Property report — RM8 2HJ
Open-data due diligence for RM8 2HJ and the area around it.
RM8 2HJ in brief: 48 recorded sales (£36,500–£450,000) · no modelled flood risk · 6 schools nearby.
What scope is each figure? Sold sales, broadband and flood risk are for RM8 2HJ itself. Where open data isn't published that finely (population, crime, schools), we show the RM8 2 sector — each figure below is tagged with its scope.
Avg sold price
£359,067
Population
24,050
Crimes recorded
116
Schools
8
Flood risk
None modelled
Gigabit broadband
98%
Sold-price trend (1995–2026)
Annual sold price in RM8 2, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (31 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.
Sold prices on this postcode
| Date | Price | Address | Type |
|---|---|---|---|
| 2025-02-05 | £307,500 | 69 HIGHGROVE ROAD | Terraced |
| 2024-04-05 | £325,000 | 61 HIGHGROVE ROAD | Terraced |
| 2022-11-11 | £371,000 | 75 HIGHGROVE ROAD | Terraced |
| 2022-10-07 | £356,000 | 78 HIGHGROVE ROAD | Terraced |
| 2022-02-11 | £345,000 | 76 HIGHGROVE ROAD | Terraced |
| 2021-05-27 | £298,000 | 57 HIGHGROVE ROAD | Terraced |
| 2019-08-08 | £268,000 | 49 HIGHGROVE ROAD | Terraced |
| 2018-09-20 | £325,000 | 72 HIGHGROVE ROAD | Terraced |
| 2018-05-18 | £450,000 | 82 HIGHGROVE ROAD | Terraced |
| 2016-09-29 | £275,000 | 57 HIGHGROVE ROAD | Terraced |
| 2016-08-01 | £308,501 | 61 HIGHGROVE ROAD | Terraced |
| 2015-10-09 | £280,000 | 62 HIGHGROVE ROAD | Terraced |
| 2015-06-23 | £243,000 | 72 HIGHGROVE ROAD | Terraced |
| 2014-07-02 | £236,500 | 68 HIGHGROVE ROAD | Terraced |
| 2013-02-22 | £167,000 | 64 HIGHGROVE ROAD | Terraced |
| 2011-10-28 | £175,000 | 76 HIGHGROVE ROAD | Terraced |
| 2007-09-05 | £177,000 | 65 HIGHGROVE ROAD | Terraced |
| 2006-07-28 | £152,000 | 67 HIGHGROVE ROAD | Terraced |
| 2005-02-03 | £160,000 | 65 HIGHGROVE ROAD | Terraced |
| 2004-10-13 | £123,000 | 65 HIGHGROVE ROAD | Terraced |
| 2004-09-30 | £156,000 | 57 HIGHGROVE ROAD | Terraced |
| 2004-07-12 | £150,000 | 78 HIGHGROVE ROAD | Terraced |
| 2004-02-12 | £156,000 | 62 HIGHGROVE ROAD | Terraced |
| 2003-09-23 | £137,000 | 55 HIGHGROVE ROAD | Terraced |
| 2003-07-30 | £149,000 | 66 HIGHGROVE ROAD | Terraced |
| 2003-04-07 | £135,000 | 65 HIGHGROVE ROAD | Terraced |
| 2002-10-04 | £119,995 | 49 HIGHGROVE ROAD | Terraced |
| 2002-03-15 | £96,000 | 64 HIGHGROVE ROAD | Terraced |
| 2001-09-06 | £94,995 | 70 HIGHGROVE ROAD | Terraced |
| 2000-08-29 | £67,599 | 65 HIGHGROVE ROAD | Terraced |
| 1999-11-30 | £57,000 | 65 HIGHGROVE ROAD | Terraced |
| 1999-09-03 | £66,000 | 76 HIGHGROVE ROAD | Terraced |
| 1999-06-25 | £66,500 | 72 HIGHGROVE ROAD | Terraced |
| 1999-06-04 | £56,000 | 49 HIGHGROVE ROAD | Terraced |
| 1999-01-25 | £66,000 | 62 HIGHGROVE ROAD | Terraced |
| 1998-08-12 | £64,000 | 64 HIGHGROVE ROAD | Terraced |
| 1996-11-29 | £57,500 | 62 HIGHGROVE ROAD | Terraced |
| 1996-11-06 | £36,500 | 55 HIGHGROVE ROAD | Terraced |
| 1996-10-11 | £57,000 | 80 HIGHGROVE ROAD | Terraced |
| 1996-10-04 | £59,995 | 74 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £59,995 | 66 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £90,600 | 82 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £59,995 | 64 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £64,000 | 70 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £58,000 | 72 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £59,995 | 68 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £56,995 | 76 HIGHGROVE ROAD | Terraced |
| 1996-09-30 | £59,995 | 78 HIGHGROVE ROAD | Terraced |
48 recorded sales on RM8 2HJ. Source: HM Land Registry Price Paid (© Crown copyright). Shown for this postcode only.
Nearest schools
| School | Distance | Phase | Ofsted |
|---|---|---|---|
| The St Teresa Catholic Primary School | 0.2 mi | Primary | Report card → |
| Dorothy Barley Junior Academy | 0.2 mi | Primary | Good (2023) |
| Dorothy Barley Infants' School | 0.2 mi | Primary | Report card → |
| Roding Primary School | 0.3 mi | Primary | Report card → |
| The Sydney Russell School | 0.6 mi | All-through | Good (2021) |
| Becontree Primary School | 0.6 mi | Primary | Good (2023) |
Straight-line distance from the postcode. Ofsted = latest overall effectiveness (newer inspections may be ungraded). Sources: Get Information about Schools (DfE) · Ofsted.
What's nearby
Nearest GP surgeries: GABLES SURGERY (0.2 mi) · DR A ARIF (0.3 mi) · OMNES HEALTHCARE LTD (0.3 mi)
Nearest hospitals: BARKING COMMUNITY HOSPITAL CDC (1.2 mi) · BARKING HOSPITAL (1.2 mi) · MOORFIELDS COMMUNITY EYE CLINIC AT BARKING HOSPITAL (1.2 mi)
Nearest listed buildings: VALENCE HOUSE (Grade II*) (0.9 mi) · CHURCH OF ALL SAINTS (Grade II) (0.9 mi) · CHURCH OF ST MARY (Grade II) (1.0 mi)
Nearest pharmacies: ALVIN ROSE CHEMIST (0.3 mi) · HANNIGAN (0.3 mi) · DAVID LEWIS CHEMIST (0.5 mi)
Nearest stations: Becontree (0.7 mi) · Upney (1.1 mi) · Goodmayes (1.2 mi)
Nearest supermarkets: Lidl (0.3 mi) · Premier Shop (0.4 mi) · Tesco Extra (1.3 mi)
Straight-line distance from the postcode. Source: NaPTAN (DfT).
Who lives here
- Median age
- 33
- One-person households
- 23%
- Households with children
- 47%
- Households
- 7,941
Owned 38% · Social rent 34% · Private rent 26%
Census 2021 (ONS), for RM8 2.
Recorded crime trend
Recorded crimes per month in RM8 2 (Aug 24–Apr 26, average 118/month). Hover a point to read the count. Source: Police.uk street-level data.
Flood risk
No modelled flood risk is recorded for RM8 2HJ in the Environment Agency dataset. This is reassuring but not a guarantee — Check the exact address on the official Environment Agency map →
Source: Environment Agency Risk of Flooding from Rivers and Sea (the official dataset name). Indicative catchment data, not an official property flood search.
How granular is this?
| Measure | DistrictRM8 | SectorRM8 2 | PostcodeRM8 2HJ |
|---|---|---|---|
| Average sold price | £358,225 | £359,067 | £160,420 |
| Population | 57,387 | 24,050 | — |
| Deprivation decile (1 = most deprived) | 3/10 | 3/10 | — |
| Crimes recorded | 282 | 116 | — |
| Schools | 14 | 8 | — |
| Flood risk | Low | Low | Low |
| Gigabit broadband | 96% | 98% | 100% |
| Superfast broadband | 98% | 100% | 100% |
— = no separate figure is published at that level. Most open data is published down to the sector (RM8 2); the postcode column is built from the layers that go finer (sold transactions, Ofcom broadband). Sources: HM Land Registry · Police.uk · Ofsted/GIAS · ONS & IoD2025 · Environment Agency · Ofcom.
Your next steps
Get the official title document
The HM Land Registry title register shows the legal owner, price paid and any charges or covenants. Official copy, £7.
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Report generated 1 July 2026. Open data is refreshed periodically; HM Land Registry Price Paid typically lags by around two months, so the most recent sales may not appear yet.
Contains OS data © Crown copyright and database right 2026
Contains Royal Mail data © Royal Mail copyright and database right 2026
Contains National Statistics data © Crown copyright and database right 2026
Indicative due diligence compiled from public open data. Not a substitute for a regulated conveyancing or property search, a survey, or professional advice.