South Hornchurch · Havering · Dagenham and Rainham constituency · 51.52723, 0.18332

RM13 8AJ— South Hornchurch, Havering

Location and area intelligence for RM13 8AJ, South Hornchurch, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 20/100

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
81
Schools
90
Transport
20
Environment
66
Investment
48

The bottom line

RM13 8AJ offers exceptional schools (100% Good/Outstanding) and low crime — 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 8AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-13.3% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for RM13 8AJ

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM13 8AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

La Salette Catholic Primary School

Not yet inspected · 9 min walk

KS2: 106.9

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 13 min walk

P8: -0.28A8: 44.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
→ Stable

+3% vs borough

Crime by type

Violence & sexual offences31%
Other19%
Anti-social behaviour18%
Vehicle crime13%
Drug offences7%
Robbery6%
Burglary5%
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 · 4.0km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area60.7 m²

EPC breakdown

C
11%
D
13%
E
2%
F
2%

Based on 28 properties · Confidence: medium

Street mix

Semi 12%Terraced 62%Detached 24%Other 3%

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 yield866 kWh/kWp/yr
Rebuild cost estimate£151,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+7%

Total change

+565%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.6%

per year

Acceleration

+75.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Detached24.2%
Semi-detached12.1%
Terraced63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£110k+76.6%2
Post-dot-com plateau2001–2003£118k£250k+111.4%1.5
Pre-crash peak2007–2007£215k£215k+0%2
GFC & correction2009–2011£160k£199k+24.1%1.3
Help-to-Buy recovery2013–2016£167k£323k+93.4%1.5
Brexit uncertainty2017–2019£306k£318k+3.7%1.7
Pandemic surge2020–2020£413k£413k+0%2
Rate-rise correction2022–2023£285k£412k+44.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
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
Rainham (London)

Nearby stations

Rainham (London)National Rail
16 min walk
Dagenham East Underground StationDistrict
28 min walk
Elm Park Underground StationDistrict
34 min walk
Dagenham Heathway Underground StationDistrict
37 min walk
Hornchurch Underground StationDistrict
49 min walk
No bus stops within 400m

20

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria77 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

23

Car parks (800m)

0

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock12.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 17.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 2.0 km

Energy

Solar: 866 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 yield866.0 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

47 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

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 · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

299

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albion (762 m)

Nearest supermarketCo-op Food · 2.7 km
2 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)

2.1km

Post office

Nearby cafes

Jack's Café436 m
Sprinkles515 m
Everly's Cafe525 m
Beam Park Cafe647 m

Nearby restaurants

New Cherries Rainham421 m
KFC442 m
Peter's Fish Bar481 m
Chilli Tree488 m

Nearby pubs

The Albion762 m

Nearby gyms

Origin Health & Fitness636 m

Nearby pharmacies

Tesco940 m
Food hygiene (5-star)38% of 21

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

48

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

26

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,319m
Crossrail 2 route18,093m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,466 nationally

1,707

Est. population

7,667/km²

58%

Employed

26%

Degree educated

£36,400

Median income

4.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

25%
18%
20%
18%
20%
Under 1825%
18–3418%
35–4920%
50–6418%
65+20%

Tenure

43%
39%
15%
Own outright43%
Own (mortgage)39%
Private rent15%
Social rent4%

Ethnicity

63%
White British63%
White Other7%
Asian13%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household16%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent15%
Social rent4%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
6
Planning apps (3 years)
11
Local approval rate
83%
Borough approval rate
44%
Historic landfill (400m)
1
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)

Former Council Depot, 120, Former Council Depot, 120, Cherry Tree Lane, Rainham, RM13 8TT7 homes
completed
14, 14, Edmund Road, Rainham, RM13 8LS3 homes
completed
Land adjacent to 60, Land adjacent to 60, Philip Road, Rainham, RM13 8LU2 homes
completed
18, 18, Stanley Road North, Rainham, RM13 8AX2 homes
completed
64& 66 land rear of, 64& 66 land rear of, Stanley Road North, RAINHAM, RM13 8BJ2 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 8AJ

Full postcodeRM13 8AJ
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.527226
Longitude0.183324
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