South Hornchurch · Havering · Dagenham and Rainham constituency · 51.53485, 0.18129

RM13 7YR— South Hornchurch, Havering

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

The family fortress

 

Schools 100%Safety 78/100Transport 18/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
51
Safety
78
Schools
90
Transport
18
Environment
92
Investment
52

The bottom line

RM13 7YR 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 catches: high noise levels nearby and 55 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 7YR 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 7YR meets your needs.

Location

RM13 7YR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for RM13 7YR

🛡️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 7YR with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM13 7YR 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 · 8 min walk

KS2: 106.2

★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 90 min walk

5 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

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: Dagenham Fire Station · 3.2km

Crime is +29% 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£4,296/m²
Price per ft²£399/ft²
Avg floor area59.3 m²

EPC breakdown

C
17%
D
7%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£148,250
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
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

2013–2025 · CAGR

+7.1%

Total change

+127%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.5%

per year

Acceleration

+78.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£110k£168k+52.7%1
Brexit uncertainty2019–2019£208k£208k+0%1
Rate-rise correction2022–2022£225k£225k+0%1
Current market2024–2025£165k£250k+51.5%1

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 Velocity0
Sales Volume75
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
17.7 min walk
Rainham (London)

Nearby stations

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

8

Walkability score

40

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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park16m
Santander docks (800m)0
Nearest cycle dock12.3 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 2.2 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

36 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 · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: New Cherries Rainham (744 m)

Nearest supermarketCo-op Food · 2.0 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)

1.4km

Post office

Nearby cafes

Jack's Café759 m
Sprinkles906 m

Nearby restaurants

New Cherries Rainham744 m
Dragon Inn892 m
Hungrydot896 m
KFC914 m
Food hygiene (5-star)60% of 5

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

52

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
6.2% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

30.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,594m
Crossrail 2 route17,710m

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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
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
64& 66 land rear of, 64& 66 land rear of, Stanley Road North, RAINHAM, RM13 8BJ2 homes
completed
347 Rainham Road, 347, Rainham, RM13 7TB2 homes
completed
240, 240, Rainham Road, RAINHAM, RM13 7TP2 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

Live in RM13 7YR? 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 7YR.
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

Similar postcodes

Frequently asked questions

📍 Track RM13 7YR

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

No spam. Unsubscribe anytime.

Key facts for RM13 7YR

Full postcodeRM13 7YR
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.534845
Longitude0.181295
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