Elm Park · Havering · Dagenham and Rainham constituency · 51.54072, 0.19242

RM13 7PP— Elm Park, Havering

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

The family fortress

 

Schools 67%Safety 79/100Transport 25/100~3% 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
55
Safety
79
Schools
90
Transport
25
Environment
92
Investment
33

The bottom line

RM13 7PP 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: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 7PP

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+16.0% vs London avg

Deep-dive guides for RM13 7PP

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM13 7PP 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 · 2 min walk

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 7 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

75.2 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+25% vs borough

Crime by type

Other28%
Violence & sexual offences20%
Anti-social behaviour16%
Robbery11%
Drug offences9%
Vehicle crime8%
Burglary8%
Theft1%

Road safety

98

Road safety score

2

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 · 3.3km

Crime is +16% above 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£9,474/m²
Price per ft²£880/ft²
Avg floor area51.5 m²

EPC breakdown

B
4%
C
18%
D
11%
E
5%
F
2%

Based on 40 properties · Confidence: high

Street mix

Terraced 9%Flat 74%Other 17%

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£128,750
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, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2026 · CAGR

+8.3%

Total change

+836%

Market Activity

Price Velocity & Acceleration

Current Velocity

+334.1%

per year

Acceleration

+346.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 31 sales

Property Type Mix

Total: 31 sales

Terraced12.9%
Flat/maisonette87.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£51k£58k+13.7%1
Post-dot-com plateau2001–2003£57k£74k+29.4%1.7
Pre-crash peak2005–2007£140k£112k-19.8%2
GFC & correction2010–2011£83k£155k+86.8%1
Help-to-Buy recovery2013–2016£93k£82k-11.8%2.7
Brexit uncertainty2017–2018£100k£115k+15%1.5
Pandemic surge2020–2021£103k£100k-2.9%1
Rate-rise correction2022–2022£125k£125k+0%3
Current market2024–2026£110k£478k+334.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.8%
District
2.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing14
Trend Position10

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
12.6 min walk
Rainham (London)

Nearby stations

Elm Park Underground StationDistrict
14 min walk
Dagenham East Underground StationDistrict
23 min walk
Hornchurch Underground StationDistrict
30 min walk
Rainham (London)National Rail
33 min walk
Dagenham Heathway Underground StationDistrict
39 min walk
No bus stops within 400m

25

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria68 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City55 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

39

Car parks (800m)

0

EV chargers (800m)

Nearest car park124m
Santander docks (800m)0
Nearest cycle dock13.1 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: 18.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.8 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

31 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

533

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 (727 m)

Nearest supermarketCo-op Food · 1.0 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)

1.9km

Post office

Nearby shops

Sunny's Mini Market9 m
Yogi News & Off Licence13 m
Dacia18 m
Co-op Food57 m

Nearby cafes

Silver Cafe8 m

Nearby restaurants

Buzzgrill16 m
Mungo Park Kebab & Fish29 m
House of Food44 m
Sunshine Fish Bar751 m

Nearby pubs

Good Intent727 m

Nearby pharmacies

Day Lewis Pharmacy40 m
Food hygiene (5-star)39% 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

A

High street health

Investment

Investment grade, yield and market outlook

33

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score17/100
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

39.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,589m
Crossrail 2 route18,238m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,404 nationally

1,543

Est. population

8,442/km²

59%

Employed

24%

Degree educated

£36,000

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

23%
19%
19%
19%
20%
Under 1823%
18–3419%
35–4919%
50–6419%
65+20%

Tenure

46%
35%
Own outright46%
Own (mortgage)35%
Private rent11%
Social rent8%
Shared ownership0%

Ethnicity

72%
White British72%
White Other6%
Asian11%
Black9%
Mixed3%
Other0%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household20%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent12%
Social rent8%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
50%
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)
5
Largest scheme
113 homes · Former Dunningford School, Former Dunningford School, Dunningford Close, Hornchurch, RM12 5JP
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
2, 2, Tuck Road, Rainham, RM13 7HB2 homes
completed
105d, 105d, Mungo Park Road, Rainham, RM13 7PP2 homes
completed
1 GRAY GARDENS, RAINHAM, RM13 7NH1 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

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Key facts for RM13 7PP

Full postcodeRM13 7PP
Postcode districtRM13
BoroughLondon Borough of Havering
WardElm Park
Latitude51.540717
Longitude0.192420
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