South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53603, 0.19119

RM13 7BD— South Hornchurch, Havering

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

The family fortress

 

Schools 100%Safety 82/100Transport 13/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
90
Transport
13
Environment
92
Investment
39

The bottom line

RM13 7BD 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 7BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.3% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for RM13 7BD

🛡️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 7BD 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 · 2 min walk

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 3 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 · 97 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.8 incidents per 1,000 residents

Better than 55% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other20%
Vehicle crime17%
Burglary7%
Robbery4%
Drug offences1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 3.8km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,197/m²
Price per ft²£483/ft²
Avg floor area78.8 m²

EPC breakdown

C
6%
D
29%
E
7%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 13%Terraced 15%Detached 66%Flat 7%

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£197,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+328%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.1%

per year

Acceleration

-54.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 55 sales

Property Type Mix

Total: 55 sales

Detached65.5%
Semi-detached12.7%
Terraced14.5%
Flat/maisonette7.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£115k+53.3%2.6
Post-dot-com plateau2001–2004£153k£175k+14.4%2.2
Pre-crash peak2006–2007£235k£275k+17.3%1.5
GFC & correction2009–2012£294k£383k+30.1%1.2
Help-to-Buy recovery2013–2016£245k£200k-18.4%2
Brexit uncertainty2017–2019£495k£365k-26.3%1.3
Pandemic surge2020–2021£410k£312k-24%2.5
Rate-rise correction2022–2023£445k£434k-2.5%3
Current market2024–2025£510k£321k-37.1%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
6.8%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

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
18.9 min walk
Rainham (London)

Nearby stations

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

20

Walkability score

42

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 park105m
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 waterNONE
No assessed surface water flood risk
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 — 1.6 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

37 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 · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

461

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.5 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)

1.9km

Post office

Nearby shops

Co-op Food472 m
Yogi News & Off Licence517 m
Sunny's Mini Market534 m
Dacia545 m

Nearby cafes

Silver Cafe523 m
Jack's Café741 m
Sprinkles795 m
Everly's Cafe810 m

Nearby restaurants

Rainham Inn Fish Bar255 m
House of Food485 m
Mungo Park Kebab & Fish500 m
Buzzgrill513 m

Nearby pharmacies

Day Lewis Pharmacy489 m
Food hygiene (5-star)49% of 37

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

39

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

17/100

Velocity score

Future outlook

43

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,257m
Crossrail 2 route18,315m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,032 nationally

1,701

Est. population

6,618/km²

59%

Employed

26%

Degree educated

£36,000

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

25%
19%
19%
19%
18%
Under 1825%
18–3419%
35–4919%
50–6419%
65+18%

Tenure

42%
39%
Own outright42%
Own (mortgage)39%
Private rent13%
Social rent6%
Shared ownership1%

Ethnicity

63%
14%
White British63%
White Other8%
Asian10%
Black14%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household18%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent13%
Social rent5%

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)
6
Planning apps (3 years)
8
Local approval rate
33%
Borough approval rate
44%
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)
4
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
Welcome Hand P.H., Welcome Hand P.H., Simpson Road, Rainham, RM13 7JU9 homes
completed
Land rear of 212-246, Land rear of 212-246, Southend Rd, Rainham, RM13 7BX4 homes
completed
105d, 105d, Mungo Park Road, Rainham, RM13 7PP2 homes
completed
Garage site & land to the rear of 75-87, Garage site & land to the rear of 75-87, Fyfield Road, Romford, RM13 7TX2 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 7BD

Full postcodeRM13 7BD
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.536028
Longitude0.191186
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