Elm Park · Havering · Dagenham and Rainham constituency · 51.54293, 0.19645

RM13 7QA— Elm Park, Havering

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

The family fortress

 

Schools 67%Safety 80/100Transport 29/100Yield 3.75%

Best for: Families

Compare areas

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

Liveability
50
Safety
80
Schools
90
Transport
29
Environment
89
Investment
38

The bottom line

RM13 7QA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £416,000 median — strong value for Families who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM13 7QA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM13 7QA meets your needs.

Location

RM13 7QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-20.0% vs London avg
vs London income-11.0% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for RM13 7QA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM13 7QA with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM13 7QA 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 · 8 min walk

KS2: 107.6

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 12 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 · 107 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

+8% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour27%
Other23%
Vehicle crime8%
Robbery6%
Drug offences3%
Theft2%
Burglary0%

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 · 2.9km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£416,000

Median sale price

20% below London median

£416,000 is 20% below the London median (£520,000)

+2.7%

This year

Terraced

Dominant type

Price history

5-year change
+19.5%
Sales (24 months)5
New build0.0%
Avg terraced£416,000
Price per m²£4,771/m²
Price per ft²£443/ft²
Avg floor area85.3 m²

EPC breakdown

B
1%
C
15%
D
12%
E
4%

Based on 32 properties · Confidence: high

Street mix

Terraced 100%

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£8,300
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,780

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

11.1×

Price-to-income

£2,081/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£213,250
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,594
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

-2.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£93k+47.2%1.5
Post-dot-com plateau2001–2004£130k£180k+38.3%1.3
Pre-crash peak2005–2006£198k£185k-6.8%1
GFC & correction2009–2012£190k£190k+0%1
Help-to-Buy recovery2013–2015£213k£285k+34.1%1.3
Brexit uncertainty2017–2019£336k£348k+3.6%1.3
Rate-rise correction2023–2023£390k£390k+0%1
Current market2024–2025£415k£431k+3.7%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
8.9 min walk
Rainham (London)

Nearby stations

Elm Park Underground StationDistrict
10 min walk
Hornchurch Underground StationDistrict
25 min walk
Dagenham East Underground StationDistrict
26 min walk
Rainham (London)National Rail
37 min walk
Upminster Bridge Underground StationDistrict
40 min walk
No bus stops within 400m

30

Walkability score

195

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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park151m
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: 18.9 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 10%
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

30 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

639

Parks (1km)

6

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 (516 m)

Nearest supermarketCo-op Food · 691 m
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)

2.8km

Post office

Nearby shops

Dacia355 m
Sunny's Mini Market364 m
Yogi News & Off Licence379 m
Co-op Food419 m

Nearby cafes

Silver Cafe374 m
Cookie Cafe895 m
Costa927 m

Nearby restaurants

Buzzgrill383 m
Mungo Park Kebab & Fish394 m
House of Food407 m
Sunshine Fish Bar414 m

Nearby pubs

Good Intent516 m

Nearby pharmacies

Day Lewis Pharmacy404 m
Elm Park Pharmacy902 m
Food hygiene (5-star)38% of 40

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

38

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score12/100
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

25.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,955m
Crossrail 2 route18,436m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,526 nationally

1,673

Est. population

11,572/km²

57%

Employed

23%

Degree educated

£37,400

Median income

5.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

30%
19%
19%
17%
15%
Under 1830%
18–3419%
35–4919%
50–6417%
65+15%

Tenure

18%
26%
44%
Own outright18%
Own (mortgage)26%
Private rent12%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

73%
White British73%
White Other6%
Asian8%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine30%
No car household33%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Social rent44%
Private rent12%

vs. London

Income vs London-11.0%
Price vs London-20.0%

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)
3
Planning apps (3 years)
6
Local approval rate
100%
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
18 homes · 1, 1, Kilmartin Way, Hornchurch, RM12 5NB
Pipeline pressure
NONE

Named schemes (500m)

Concorde House, Concorde House, Astra Close, Hornchurch, RM12 5TJ14 homes
completed
rear of 8-28, rear of 8-28, Ullswater Way, 8-36 Kendal Croft &61-69 Carnforth Gdns, Hornchurch, RM12 5DR8 homes
completed
Carnforth Hall, Carnforth Hall, Carnforth Gardens, Elm Park, RM12 5DL5 homes
completed
38, 38, Langdale Gardens, Hornchurch, RM12 5LB2 homes
completed
4, 4, Penrith Crescent, Hornchurch, RM13 7QB2 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 (£416,000)

£8,300

Standard buyer

£0

First-time buyer

Save £8,300

Affordability check — your annual salary

£

Deposit

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

Live in RM13 7QA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM13 7QA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

What else could £416k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track RM13 7QA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM13 7QA

Full postcodeRM13 7QA
Postcode districtRM13
BoroughLondon Borough of Havering
WardElm Park
Latitude51.542935
Longitude0.196450
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