South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53803, 0.19422

RM13 7PH— South Hornchurch, Havering

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

The family fortress

 

Schools 67%Safety 76/100Transport 16/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
76
Schools
90
Transport
16
Environment
92
Investment
41

The bottom line

RM13 7PH 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 7PH

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 7PH

🛡️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 7PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Scargill Infant School

Good · Inspected Nov 2021 · 3 min walk

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 6 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 · 101 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)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 3.5km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,605/m²
Price per ft²£428/ft²
Avg floor area90.7 m²

EPC breakdown

C
6%
D
17%
E
4%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 54%Terraced 46%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£226,750
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, 100 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

1995–2026 · CAGR

+6.5%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.1%

per year

Acceleration

+24.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached54.1%
Terraced45.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£102k+58.1%1.6
Post-dot-com plateau2001–2004£129k£184k+43.4%1.7
Pre-crash peak2006–2006£179k£179k+0%3
GFC & correction2009–2012£205k£217k+5.9%1
Help-to-Buy recovery2014–2016£243k£315k+29.9%1.7
Brexit uncertainty2018–2019£347k£370k+6.6%2.5
Pandemic surge2020–2020£380k£380k+0%1
Rate-rise correction2023–2023£420k£420k+0%1
Current market2024–2026£403k£453k+12.4%1.7

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
4.3%
District
4.3%
Terraced+0% α
Local
8.1%
District
8.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
15.7 min walk
Rainham (London)

Nearby stations

Elm Park Underground StationDistrict
17 min walk
Dagenham East Underground StationDistrict
26 min walk
Rainham (London)National Rail
30 min walk
Hornchurch Underground StationDistrict
31 min walk
Dagenham Heathway Underground StationDistrict
41 min walk
No bus stops within 400m

27

Walkability score

121

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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock13.2 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: 18.7 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

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 · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

517

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Good Intent (668 m)

Nearest supermarketCo-op Food · 1.3 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 Food278 m
Yogi News & Off Licence312 m
Sunny's Mini Market325 m
Dacia333 m

Nearby cafes

Silver Cafe316 m
Jack's Café1.0 km
Sprinkles1.1 km
Everly's Cafe1.1 km

Nearby restaurants

House of Food287 m
Mungo Park Kebab & Fish299 m
Buzzgrill309 m
Rainham Inn Fish Bar469 m

Nearby pubs

Good Intent668 m

Nearby pharmacies

Day Lewis Pharmacy290 m
Food hygiene (5-star)43% of 28

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

41

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
3.7% (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

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,549m
Crossrail 2 route18,446m

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)
8
Local approval rate
57%
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
Land rear of 212-246, Land rear of 212-246, Southend Rd, Rainham, RM13 7BX4 homes
completed
2, 2, Tuck Road, Rainham, RM13 7HB2 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 7PH

Full postcodeRM13 7PH
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.538030
Longitude0.194223
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