South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53669, 0.19975

RM13 7EP— South Hornchurch, Havering

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

The family fortress

 

Schools 67%Safety 76/100Transport 13/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
76
Schools
90
Transport
13
Environment
92
Investment
34

The bottom line

RM13 7EP 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: 64 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 7EP

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 7EP

🛡️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 7EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Alban's Catholic Primary School

Not yet inspected · 1 min walk

KS2: 107.6

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 10 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 · 103 min walk

6 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)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 3.4km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,813/m²
Price per ft²£447/ft²
Avg floor area91.4 m²

EPC breakdown

C
1%
D
6%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 88%Terraced 12%

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£228,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.7%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-31.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached88.2%
Terraced11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£69k£128k+85.5%1.5
Post-dot-com plateau2001–2001£113k£113k+0%2
Pre-crash peak2006–2007£248k£290k+16.9%1
GFC & correction2012–2012£234k£234k+0%1
Help-to-Buy recovery2015–2016£280k£375k+33.9%1
Brexit uncertainty2018–2018£421k£421k+0%1
Pandemic surge2020–2020£375k£375k+0%1
Current market2024–2025£475k£450k-5.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.2%
District
6.2%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

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
17.3 min walk
Rainham (London)

Nearby stations

Elm Park Underground StationDistrict
18 min walk
Rainham (London)National Rail
29 min walk
Hornchurch Underground StationDistrict
29 min walk
Dagenham East Underground StationDistrict
31 min walk
Upminster Bridge Underground StationDistrict
44 min walk
No bus stops within 400m

20

Walkability score

245

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria82 min ↑
Waterloo79 min ↑
Canary Wharf ★64 min
City67 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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park199m
Santander docks (800m)0
Nearest cycle dock13.6 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: 19.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.1 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

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

454

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Good Intent (489 m)

Nearest supermarketCo-op Food · 1.4 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.5km

Post office

Nearby shops

Co-op Food650 m
Yogi News & Off Licence667 m
Sunny's Mini Market675 m
Dacia679 m

Nearby cafes

Silver Cafe670 m

Nearby restaurants

Rainham Inn Fish Bar580 m
House of Food655 m
Mungo Park Kebab & Fish661 m
Buzzgrill666 m

Nearby pubs

Good Intent489 m

Nearby gyms

Girls Allowed940 m

Nearby pharmacies

Day Lewis Pharmacy656 m
Food hygiene (5-star)50% of 12

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

34

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
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

8/100

Velocity score

Future outlook

43.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,815m
Crossrail 2 route18,857m

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
Listed buildings (800m)
2
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)
5
Local approval rate
67%
Borough approval rate
44%
Historic landfill (400m)
4
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)
5
Largest scheme
19 homes · 1, 1, Albyns Close, Rainham, RM13 7YA
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Albyns Close, Rainham, RM13 7YA19 homes
completed
66 Jersey Road, Rainham, RM13 7DT2 homes
completed
12 Mungo Park Road, 12, Rainham, RM12 7PA2 homes
completed
69-71, 69-71, Hayes Drive, Rainham, RM13 7EL2 homes
completed
78, 78, Manston Way, Hornchurch, RM12 5PE2 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 7EP

Full postcodeRM13 7EP
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.536695
Longitude0.199754
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
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