South Hornchurch · Havering · Dagenham and Rainham constituency · 51.52837, 0.18332

RM13 8AT— South Hornchurch, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 19/100Yield 4.05%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
81
Schools
90
Transport
19
Environment
66
Investment
41

The bottom line

RM13 8AT offers exceptional schools (100% Good/Outstanding) and low crime at £385,000 median — 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 8AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-26.0% vs London avg
vs London income-13.3% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for RM13 8AT

🛡️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 8AT 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 · 9 min walk

KS2: 106.2

★★

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 85 min walk

4 primaries · 1 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 · 3.9km

Crime is 5% 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.

£385,000

Median sale price

26% below London median

£385,000 is 26% below the London median (£520,000)

-62.9%

This year

Terraced

Dominant type

Price history

5-year change
-44.7%
Sales (24 months)5
New build0.0%
Avg detached£457,500
Avg semi-detached£275,000
Avg terraced£397,500
Avg flat£152,000
Price per m²£6,044/m²
Price per ft²£562/ft²
Avg floor area63.1 m²

EPC breakdown

C
14%
D
16%
E
5%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 23%Terraced 60%Detached 11%Flat 6%

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£6,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,300

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

10.6×

Price-to-income

£1,926/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£157,750
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

1995–2026 · CAGR

+3.3%

Total change

+178%

Market Activity

Price Velocity & Acceleration

Current Velocity

-62.9%

per year

Acceleration

-57.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 35 sales

Property Type Mix

Total: 35 sales

Detached11.4%
Semi-detached22.9%
Terraced60%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£89k+62.1%1.4
Post-dot-com plateau2001–2004£102k£150k+47.8%1.2
Pre-crash peak2005–2006£196k£119k-39.1%2
GFC & correction2009–2011£175k£180k+2.9%1
Help-to-Buy recovery2013–2014£180k£205k+13.9%1.5
Brexit uncertainty2018–2019£326k£273k-16.5%2
Rate-rise correction2022–2023£400k£415k+3.8%2
Current market2024–2026£435k£152k-65.1%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
3.3%
District
3.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
Trend Position100

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
17 min walk
Dagenham East Underground StationDistrict
27 min walk
Elm Park Underground StationDistrict
33 min walk
Dagenham Heathway Underground StationDistrict
36 min walk
Hornchurch Underground StationDistrict
47 min walk
No bus stops within 400m

21

Walkability score

93

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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park301m
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 waterLOW
Low
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 AONB12% 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

45 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 · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

302

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albion (849 m)

Nearest supermarketCo-op Food · 2.5 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)

2.0km

Post office

Nearby cafes

Jack's Café373 m
Sprinkles484 m
Everly's Cafe498 m
Beam Park Cafe715 m

Nearby restaurants

New Cherries Rainham354 m
KFC423 m
Peter's Fish Bar462 m
Chilli Tree472 m

Nearby pubs

The Albion849 m

Nearby gyms

Origin Health & Fitness722 m

Nearby pharmacies

Tesco1.1 km
Food hygiene (5-star)41% of 22

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

41

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

44

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,376m
Crossrail 2 route18,079m

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%
Price vs London-26.0%

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)

Community Hall, Community Hall, Nelson Road, Rainham, RM13 8AP8 homes
completed
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
109, 109, Hubert Road, Rainham, RM13 8AD2 homes
completed
Land adjacent to 60, Land adjacent to 60, Philip Road, Rainham, RM13 8LU2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£385,000)

£6,750

Standard buyer

£0

First-time buyer

Save £6,750

Affordability check — your annual salary

£

Deposit

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

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Key facts for RM13 8AT

Full postcodeRM13 8AT
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.528369
Longitude0.183321
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