South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53477, 0.19153

RM13 7AR— South Hornchurch, Havering

Location and area intelligence for RM13 7AR, South Hornchurch, Havering

The family fortress

 

Schools 100%Safety 76/100Transport 11/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
76
Schools
90
Transport
11
Environment
92
Investment
36

The bottom line

RM13 7AR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 7AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.3% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for RM13 7AR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM13 7AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Whybridge Infant School

Not yet inspected · 1 min walk

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 4 min walk

P8: -0.28A8: 44.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 96 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.0 incidents per 1,000 residents

Better than 57% of London
↑ Rising 3066.7%

-7% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences28%
Other14%
Vehicle crime12%
Burglary7%
Drug offences6%
Robbery4%
Theft0%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 3.8km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,801/m²
Price per ft²£539/ft²
Avg floor area76.6 m²

EPC breakdown

C
4%
D
10%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£191,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.6%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.4%

per year

Acceleration

-92.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£74k£70k-5.4%2
Post-dot-com plateau2001–2003£98k£217k+120.9%1.5
Pre-crash peak2005–2006£181k£201k+11.2%1.5
GFC & correction2008–2012£320k£245k-23.4%1
Help-to-Buy recovery2013–2016£230k£295k+28.3%1.8
Brexit uncertainty2017–2019£330k£265k-19.7%1
Pandemic surge2020–2020£320k£320k+0%1
Rate-rise correction2022–2022£550k£550k+0%1
Current market2025–2025£438k£438k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Elm Park StationDistrict line
20.4 min walk
Rainham (London)

Nearby stations

Elm Park Underground StationDistrict
22 min walk
Rainham (London)National Rail
25 min walk
Dagenham East Underground StationDistrict
26 min walk
Hornchurch Underground StationDistrict
36 min walk
Dagenham Heathway Underground StationDistrict
39 min walk
No bus stops within 400m

20

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria76 min ↑
Waterloo74 min ↑
Canary Wharf ★61 min
City64 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

45

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park84m
Santander docks (800m)0
Nearest cycle dock13.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.5 km

Energy

Solar: 865 kWh/kWp/yr

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 yield865.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

39 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

438

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.7 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Co-op Food608 m
Yogi News & Off Licence652 m
Sunny's Mini Market670 m
Dacia680 m

Nearby cafes

Jack's Café616 m
Silver Cafe658 m
Sprinkles658 m
Everly's Cafe673 m

Nearby restaurants

Rainham Inn Fish Bar122 m
House of Food621 m
New Cherries Rainham622 m
Dragon Inn625 m

Nearby pharmacies

Day Lewis Pharmacy624 m
Food hygiene (5-star)43% of 47

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,211m
Crossrail 2 route18,383m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,451 nationally

1,695

Est. population

9,453/km²

61%

Employed

24%

Degree educated

£36,000

Median income

4.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

26%
17%
19%
20%
18%
Under 1826%
18–3417%
35–4919%
50–6420%
65+18%

Tenure

43%
37%
14%
Own outright43%
Own (mortgage)37%
Private rent14%
Social rent6%
Shared ownership0%

Ethnicity

69%
White British69%
White Other8%
Asian10%
Black11%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household15%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent14%
Social rent6%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
7
Local approval rate
43%
Borough approval rate
44%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
19 homes · 1, 1, Albyns Close, Rainham, RM13 7YA
Pipeline pressure
NONE

Named schemes (500m)

LAND OFF NORTH END OF, SITE A, LAND OFF NORTH END OF, SITE A, ELMER GARDENS, RM13 7BT14 homes
completed
Land rear of 212-246, Land rear of 212-246, Southend Rd, Rainham, RM13 7BX4 homes
completed
Land at rear of, Land at rear of, Avelon Road, RM134 homes
completed
10-12 (and rear portion of 8), 10-12 (and rear portion of 8), Blacksmiths Lane, Rainham, RM13 7AD3 homes
completed
30 & 32 Land rear of, 30 & 32 Land rear of, Blacksmiths Lane, Rainham, RM13 7AH2 homes
completed

Politics

Local councillors and MP

Ward majority
Rainham Independent Residents Association
Ward majority vote
22.4%
Ward turnout
32%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Natasha Anne SummersRainham Independent Residents Association
Graham Keith WilliamsonRainham Independent Residents Association

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Key facts for RM13 7AR

Full postcodeRM13 7AR
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.534771
Longitude0.191529
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