South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53627, 0.17950

RM13 7TH— South Hornchurch, Havering

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

The family fortress

 

Schools 100%Safety 78/100Transport 20/100

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
78
Schools
90
Transport
20
Environment
96
Investment
46

The bottom line

RM13 7TH 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: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 7TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for RM13 7TH

🛡️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 7TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

John Perry Primary School

Not yet inspected · 11 min walk

KS2: 108.3

★★

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 · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Vehicle crime17%
Anti-social behaviour15%
Burglary7%
Drug offences5%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.0km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area72.1 m²

EPC breakdown

C
1%
D
11%
E
1%
G
1%

Based on 14 properties · Confidence: medium

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£180,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+7.1%

Total change

+415%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-14.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 24 sales

Property Type Mix

Total: 24 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£76k£76k+0%2
Post-dot-com plateau2001–2004£115k£170k+47.8%2
Pre-crash peak2005–2006£178k£184k+3.4%1
GFC & correction2011–2011£162k£162k+0%1
Help-to-Buy recovery2013–2016£187k£330k+76.5%1.3
Brexit uncertainty2017–2018£291k£345k+18.5%1.5
Pandemic surge2020–2021£325k£350k+7.7%2
Rate-rise correction2022–2023£395k£389k-1.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.2%
District
7.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Dagenham East Underground StationDistrict line
15.3 min walk
Rainham (London)

Nearby stations

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

5

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria70 min ↑
Waterloo68 min ↑
Canary Wharf ★55 min
City58 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

33

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park217m
Santander docks (800m)0
Nearest cycle dock12.2 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: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 2.4 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

34 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 1.5 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

88

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: New Cherries Rainham (945 m)

Nearest supermarketCo-op Food · 2.0 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby restaurants

New Cherries Rainham945 m
Food hygiene (5-star)75% of 4

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

46

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

10.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,565m
Crossrail 2 route17,539m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,279 nationally

1,932

Est. population

7,675/km²

59%

Employed

23%

Degree educated

£36,400

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

52

Community stability

Age profile

28%
21%
19%
19%
14%
Under 1828%
18–3421%
35–4919%
50–6419%
65+14%

Tenure

27%
32%
13%
27%
Own outright27%
Own (mortgage)32%
Private rent13%
Social rent27%
Shared ownership1%
Rent free0%

Ethnicity

63%
White British63%
White Other10%
Asian10%
Black12%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household27%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent27%
Private rent13%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
2
Largest scheme
14 homes · Site of Bamber House, Site of Bamber House, Ongar Way, Rainham, RM13 7RX
Pipeline pressure
NONE

Named schemes (500m)

Site of Bamber House, Site of Bamber House, Ongar Way, Rainham, RM13 7RX14 homes
completed
garage block, garage block, ONGAR WAY, RAINHAM ROAD, SOUTH HORNCHURCH, RM13 7YT9 homes
completed
347 Rainham Road, 347, Rainham, RM13 7TB2 homes
completed
4, 4, Thorogood Way, Rainham, RM13 7SJ1 homes
completed
Land adjacent to 323, Land adjacent to 323, Rainham Road, Rainham, RM13 7TB1 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 7TH

Full postcodeRM13 7TH
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.536273
Longitude0.179503
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