South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53338, 0.18835

RM13 7UB— South Hornchurch, Havering

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

The family fortress

 

Schools 100%Safety 82/100Transport 15/100

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
90
Transport
15
Environment
92
Investment
47

The bottom line

RM13 7UB 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 7UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-14.3% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for RM13 7UB

🛡️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 7UB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Whybridge Junior School

Not yet inspected · Inspected Apr 2025 · 2 min walk

KS2: 106.2

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 4 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 · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.8 incidents per 1,000 residents

Better than 55% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other20%
Vehicle crime17%
Burglary7%
Robbery4%
Drug offences1%
Theft1%

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 · 3.6km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area77.1 m²

EPC breakdown

C
12%
D
8%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 7%Terraced 41%Flat 52%

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£192,750
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
Roof(another dwelling above)
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

1995–2024 · CAGR

+6.7%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.7%

per year

Acceleration

+13.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Terraced46.2%
Flat/maisonette46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£55k£50k-9.1%1
Post-dot-com plateau2002–2004£137k£130k-4.8%1
Pre-crash peak2006–2007£140k£218k+55.4%1.5
GFC & correction2009–2009£110k£110k+0%1
Help-to-Buy recovery2014–2016£225k£228k+1.3%2
Brexit uncertainty2017–2019£255k£325k+27.5%2.5
Pandemic surge2021–2021£280k£280k+0%3
Rate-rise correction2022–2022£300k£300k+0%3
Current market2024–2024£362k£362k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
3.3%
District
3.3%
Terraced+0% α
Local
1.4%
District
1.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing32
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
22.9 min walk
Rainham (London)

Nearby stations

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

20

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria74 min ↑
Waterloo71 min ↑
Canary Wharf ★55 min
City62 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

42

Car parks (800m)

0

EV chargers (800m)

Nearest car park177m
Santander docks (800m)0
Nearest cycle dock12.8 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: 18.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.7 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

40 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

216

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.9 km
3 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

Co-op Food807 m
Yogi News & Off Licence853 m
Sunny's Mini Market870 m
Dacia881 m

Nearby cafes

Jack's Café420 m
Sprinkles515 m
Everly's Cafe535 m
Silver Cafe859 m

Nearby restaurants

Rainham Inn Fish Bar306 m
New Cherries Rainham418 m
Dragon Inn487 m
Hungrydot498 m

Nearby pharmacies

Day Lewis Pharmacy824 m
Food hygiene (5-star)50% of 36

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

47

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 score17/100
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

25.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,943m
Crossrail 2 route18,225m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,032 nationally

1,701

Est. population

6,618/km²

59%

Employed

26%

Degree educated

£36,000

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

25%
19%
19%
19%
18%
Under 1825%
18–3419%
35–4919%
50–6419%
65+18%

Tenure

42%
39%
Own outright42%
Own (mortgage)39%
Private rent13%
Social rent6%
Shared ownership1%

Ethnicity

63%
14%
White British63%
White Other8%
Asian10%
Black14%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household18%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent13%
Social rent5%

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)
7
Local approval rate
57%
Borough approval rate
44%
Historic landfill (400m)
2
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
130 homes · LESSA SPORTS GROUND, LESSA SPORTS GROUND, RAINHAM ROAD, RM13 8JA
Pipeline pressure
NONE

Named schemes (500m)

Community Hall, Community Hall, Nelson Road, Rainham, RM13 8AP8 homes
completed
10-12 (and rear portion of 8), 10-12 (and rear portion of 8), Blacksmiths Lane, Rainham, RM13 7AD3 homes
completed
24, 24, Alexandra Road, RM13 7AA3 homes
completed
Garage site rear of 2-10, Garage site rear of 2-10, Theydon Gardens, Rainham, RM13 7TU2 homes
completed
30 & 32 Land rear of, 30 & 32 Land rear of, Blacksmiths Lane, Rainham, RM13 7AH2 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 7UB

Full postcodeRM13 7UB
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.533383
Longitude0.188348
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