Elm Park · Havering · Dagenham and Rainham constituency · 51.53920, 0.19588

RM13 7HA— Elm Park, Havering

Location and area intelligence for RM13 7HA, Elm Park, Havering

The family fortress

 

Schools 67%Safety 86/100Transport 19/100Yield 3.95%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
86
Schools
90
Transport
19
Environment
92
Investment
44

The bottom line

RM13 7HA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £395,000 median — 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 7HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-24.0% vs London avg
vs London income-14.3% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for RM13 7HA

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

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“The family fortress”

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How RM13 7HA 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 · 3 min walk

KS2: 107.6

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 8 min walk

P8: -0.28A8: 44.7

100% of local schools rated Good or Outstanding · based on 8 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

33.9 incidents per 1,000 residents

Better than 76% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences38%
Other21%
Anti-social behaviour15%
Vehicle crime10%
Burglary8%
Drug offences7%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 3.3km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£395,000

Median sale price

24% below London median

£395,000 is 24% below the London median (£520,000)

+5.1%

This year

Terraced

Dominant type

Price history

5-year change
+10.5%
Sales (24 months)7
New build0.0%
Avg semi-detached£397,500
Avg terraced£395,000
Price per m²£5,163/m²
Price per ft²£480/ft²
Avg floor area76.3 m²

EPC breakdown

C
12%
D
25%
E
3%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 43%Terraced 57%

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

Stamp duty

Standard buyer£7,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.0×

Price-to-income

£1,976/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£190,750
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, filled cavity
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.3%

per year

Acceleration

+2.15

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached43.4%
Terraced56.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£53k£76k+43.4%1.2
Post-dot-com plateau2001–2004£110k£180k+64.4%1.5
Pre-crash peak2005–2007£184k£191k+3.8%2.3
GFC & correction2009–2011£160k£190k+18.4%2.5
Help-to-Buy recovery2013–2016£240k£308k+28.1%2
Brexit uncertainty2017–2019£317k£315k-0.6%2
Pandemic surge2020–2021£300k£358k+19.2%1
Rate-rise correction2022–2023£419k£399k-4.8%3
Current market2024–2025£395k£400k+1.3%4

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
5.6%
District
5.6%
Terraced+0% α
Local
4.9%
District
4.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
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
13.9 min walk
Rainham (London)

Nearby stations

Elm Park Underground StationDistrict
15 min walk
Dagenham East Underground StationDistrict
27 min walk
Hornchurch Underground StationDistrict
29 min walk
Rainham (London)National Rail
32 min walk
Dagenham Heathway Underground StationDistrict
42 min walk
No bus stops within 400m

25

Walkability score

214

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

40

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park213m
Santander docks (800m)0
Nearest cycle dock13.4 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: 18.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
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

35 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

578

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Good Intent (512 m)

Nearest supermarketCo-op Food · 1.1 km
1 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)

2.1km

Post office

Nearby shops

Co-op Food274 m
Yogi News & Off Licence284 m
Sunny's Mini Market290 m
Dacia293 m

Nearby cafes

Silver Cafe286 m

Nearby restaurants

House of Food276 m
Mungo Park Kebab & Fish279 m
Buzzgrill283 m
Rainham Inn Fish Bar628 m

Nearby pubs

Good Intent512 m

Nearby pharmacies

Day Lewis Pharmacy277 m
Food hygiene (5-star)37% of 27

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

44

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

47.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,713m
Crossrail 2 route18,517m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,572 nationally

1,798

Est. population

11,805/km²

56%

Employed

26%

Degree educated

£36,000

Median income

5.6%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

24%
20%
20%
17%
20%
Under 1824%
18–3420%
35–4920%
50–6417%
65+20%

Tenure

27%
31%
29%
Own outright27%
Own (mortgage)31%
Private rent12%
Social rent29%
Shared ownership0%
Rent free0%

Ethnicity

67%
White British67%
White Other9%
Asian9%
Black11%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine25%
No car household31%
Unemployed3%
No qualifications28%

Housing tenure (Census 2021)

Social rent29%
Private rent12%

vs. London

Income vs London-14.3%
Price vs London-24.0%

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
67%
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)
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
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
12 Mungo Park Road, 12, Rainham, RM12 7PA2 homes
completed
2, 2, Tuck Road, Rainham, RM13 7HB2 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
23.6%
Ward turnout
36%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Barry MugglestoneHornchurch Residents Association
Stephanie Jane NunnHornchurch Residents Association
Julie WilkesHornchurch Residents Association

Stamp Duty & Affordability Calculator

Stamp duty on median price (£395,000)

£7,250

Standard buyer

£0

First-time buyer

Save £7,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM13 7HA

Full postcodeRM13 7HA
Postcode districtRM13
BoroughLondon Borough of Havering
WardElm Park
Latitude51.539204
Longitude0.195881
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