Sold Flat

58B

WHALEBONE LANE SOUTH, DAGENHAM, GREATER LONDON RM8 1BB

2 beds 570 sq ft Listed 14 Apr 2010 (-5953d)

£118,000

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# 2 bedroom flat for sale (RM8 1BB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 58B, WHALEBONE LANE SOUTH, DAGENHAM, GREATER LONDON RM8 1BB |
| Price | £118,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 53 m² |
| Last sold | £235,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/02/2035
- **Current heating cost:** £580/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2617-8420-2125-5731)

## Description

Homely is what springs to mind with this two bedroom top floor  flat with balcony.  Look beyond the shop front and come to view  this truly wonderful home. Call now to view

**Entrance**

Access via communal door, access to own front door hallway

**Hallway**

Statis to first floor, access to all rooms

**Lounge**

15'8 (4.78m) x 13'1 (3.99m) Double glazed window to front, feature fireplace with surround, coving, wall mounted gas heater

**Kitchen**

9'7 (2.92m) x 4'10 (1.47m) Double glazed window to rear, double glazed door to balcony, fitted wall and base units with work  surfaces, stainless steel sink and drainer unit with mixer tap,  part tiled walls, gas cooker point, vinyl flooring

**Bedroom One**

12'6 (3.81m) x 11'10 (3.61m) Double glazed window to front, carpet,

**Bedroom Two**

8'6 (2.59m) x 6'6 (1.98m)Double glazed window to rear, vinyl flooring, boiler

**Bathroom**

9'1 (2.77m) x 4'5 (1.35m) Double glazed obscure window to rear, paneled bath with shower attachment, pedestal hand wash basin, low flush w/c, wood flooring, part wood paneling to walls

**Directions**

Whalebone Lane South is situated directly off the High Road in Chadwell Heath

Spicer McColl is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/25571521/1649524)
- ![Photo](/listings/photos/25571521/1649525)
- ![Photo](/listings/photos/25571521/1649526)
- ![Photo](/listings/photos/25571521/1649527)
- ![Photo](/listings/photos/25571521/1649528)
- ![Photo](/listings/photos/25571521/1649529)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #785882
- **Address:** 58b Whalebone Lane South, Dagenham, RM8 1BB
- **Certificate Issued:** 21/07/2003
- **Work Completed:** 30/05/2003
- **Items:** 1 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 58B WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £235,000 | 30/06/2025 | Flat |
| 58B WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £85,000 | 09/01/2015 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 48A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £360,000 | 24/03/2023 | Other |
| MEADWAY COURT 3 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1AD | £122,000 | 23/03/2023 | Flat |
| [Same street] 38A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £195,000 | 09/09/2022 | Flat |
| 106 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BA | £200,000 | 05/08/2022 | Flat |
| [Same street] 62A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £145,000 | 13/05/2022 | Flat |
| 174 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BA | £271,700 | 25/03/2022 | Flat |
| [Same street] 62B WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £180,000 | 08/03/2022 | Terraced |
| MEADWAY COURT 16 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1AD | £250,000 | 04/02/2022 | Flat |
| [Same street] 64A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB | £139,000 | 15/09/2021 | Flat |
| 26A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BJ | £185,000 | 27/08/2021 | Flat |

**Street average:** £203,800 (5 sales)
**Area average:** £205,740 (5 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £214,318 (11 Flat, RM8, 2024–2026)
- **Deviation:** -44.9%

## Rental Range

*ONS Price Index of Private Rents (Barking and Dagenham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,524/mo
- **Realistic:** £1,693/mo
- **Optimistic:** £1,862/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Green Lane, RM8 | £1,900/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Crow Lane, RM7 | £1,600/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £1,750/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.48% (strong)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,750/mo).*

- **Gross yield:** 17.8%
- **Cost-to-rent:** 5.6×
- **Monthly cashflow:** £1,085/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 38.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,226/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -0.6%
- **10y growth:** -8.4%

## House Price Index (HM Land Registry)

*Official index for Barking and Dagenham; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.7%
- **5y growth (index):** 4.7%
- **10y growth (index):** 18.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Floor area

53 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£235,000 Jun 2025

Price per m²

£2,226/m²

Local average

£214,318 (-44.9%)

Deprivation

Decile 3 (9,786 of 33,755)

Street crime

425 incidents within 1 mile (May 2026)

Description

Homely is what springs to mind with this two bedroom top floor flat with balcony. Look beyond the shop front and come to view this truly wonderful home. Call now to view

Entrance
Access via communal door, access to own front door hallway

Hallway
Statis to first floor, access to all rooms

Lounge
15'8 (4.78m) x 13'1 (3.99m) Double glazed window to front, feature fireplace with surround, coving, wall mounted gas heater

Kitchen
9'7 (2.92m) x 4'10 (1.47m) Double glazed window to rear, double glazed door to balcony, fitted wall and base units with work surfaces, stainless steel sink and drainer unit with mixer tap, part tiled walls, gas cooker point, vinyl flooring

Bedroom One
12'6 (3.81m) x 11'10 (3.61m) Double glazed window to front, carpet,

Bedroom Two
8'6 (2.59m) x 6'6 (1.98m)Double glazed window to rear, vinyl flooring, boiler

Bathroom
9'1 (2.77m) x 4'5 (1.35m) Double glazed obscure window to rear, paneled bath with shower attachment, pedestal hand wash basin, low flush w/c, wood flooring, part wood paneling to walls

Directions
Whalebone Lane South is situated directly off the High Road in Chadwell Heath

Spicer McColl is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

Covering Chadwell Heath

Spicerhaart

Reference: 25571521

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/02/2025

Expiry date: 22/02/2035

Current heating cost: £580/year

Potential heating cost: £540/year

Est. upgrade cost to C: £9,000

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #785882

Property Details

Street: 58b Whalebone Lane South

Town: Dagenham

Postcode: RM8 1BB

Installation Details

Items: 1 window

Certificate Issued: 21/07/2003

Work Completed: 30/05/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

176% since 2015

Event	Date	Price	% change
Sold	30/06/2025 (1 year ago)	£235,000	+176.5%
Sold	09/01/2015 (11 years ago)	£85,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 48A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB	£360,000	24/03/2023	Other
MEADWAY COURT 3 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1AD	£122,000	23/03/2023	Flat
Same street 38A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB	£195,000	09/09/2022	Flat
106 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BA	£200,000	05/08/2022	Flat
Same street 62A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB	£145,000	13/05/2022	Flat
174 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BA	£271,700	25/03/2022	Flat
Same street 62B WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB	£180,000	08/03/2022	Terraced
MEADWAY COURT 16 WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1AD	£250,000	04/02/2022	Flat
Same street 64A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BB	£139,000	15/09/2021	Flat
26A WHALEBONE LANE SOUTH, DAGENHAM, BARKING AND DAGENHAM, GREATER LONDON, RM8 1BJ	£185,000	27/08/2021	Flat

Street average: £203,800 (5 sales)

Area average: £205,740 (5 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -0.6%

10y growth -8.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Barking and Dagenham. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.7%

5y (index) 4.7%

10y (index) 18.6%

Rental Range

Estimated market rent for Barking and Dagenham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,524/mo

Realistic £1,693/mo

Optimistic £1,862/mo

Based on Local Authority from postcode lookup → Barking and Dagenham.

LHA (30th percentile) floor for Outer North East London: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM8 1BB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	James Avenue	0.0 miles
Shop	M.O.T Garage	0.0 miles
Shop	Corner shop-(lotto and Oyster)	0.1 miles
Train station	Chadwell Heath	0.9 miles
Train station	Goodmayes	1.5 miles
Hospital	Neonatal Unit, L1 Z2	5.5 miles
Hospital	Rainbow Ward	5.6 miles
University	Arden University Stratford Campus	6.9 miles
University	Escape Studios	7.4 miles

Street-level crime

Category	Count
Violence and sexual offences	177
Anti-social behaviour	85
Vehicle crime	35
Public order	25
Drugs	23
Burglary	22
Other theft	21
Robbery	10
Shoplifting	10
Other crime	7
Theft from the person	7
Criminal damage and arson	2
Possession of weapons	1
Total incidents	425

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
All Saints Catholic School and Technology College	Secondary	0.2 miles	Outstanding — 13 Jun 2024
Robert Clack School	Other	0.3 miles	Good — 18 Jan 2024
Grafton Primary School	Primary	0.4 miles	Outstanding — 16 May 2019
William Bellamy Primary School	Primary	0.5 miles	Good — 22 May 2014
Five Elms Primary School	Primary	0.6 miles	Good — 24 Apr 2017

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Semi-Detached House, Green Lane, RM8	£1,900/mo	2	0.39 miles	OpenRent
2 Bed Flat, Crow Lane, RM7	£1,600/mo	2	0.47 miles	OpenRent

Average rent: £1,750/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 8.0% gross yield avg £209,000 sale, £1,400/mo rent

Rent ratio 1.48%

Max investor price (0.8%) £218,750

Target investor price (1%) £175,000

Gross yield 17.8%

Cost-to-rent ratio 5.6×

Monthly cashflow £1,085/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 38.1%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

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