South Hornchurch · Havering · Dagenham and Rainham constituency · 51.52909, 0.18160

RM13 8AX— South Hornchurch, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 17/100Low yield 3.47%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
52
Safety
82
Schools
90
Transport
17
Environment
66
Investment
45

The bottom line

RM13 8AX offers exceptional schools (100% Good/Outstanding) and low crime at £450,000 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 8AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-13.3% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for RM13 8AX

🛡️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 8AX 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 · 10 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 · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.2 incidents per 1,000 residents

Better than 57% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour23%
Other23%
Vehicle crime18%
Drug offences7%
Burglary3%
Robbery2%
Theft0%

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 · 3.8km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-24.2%

This year

Detached

Dominant type

Price history

5-year change
+0.2%
Sales (24 months)9
New build0.0%
Avg detached£454,500
Avg semi-detached£415,500
Avg terraced£450,000
Price per m²£5,073/m²
Price per ft²£471/ft²
Avg floor area80 m²

EPC breakdown

B
1%
C
14%
D
28%
E
10%
F
1%
G
1%

Based on 55 properties · Confidence: high

Street mix

Semi 39%Terraced 3%Detached 58%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

12.4×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£200,000
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 DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.7%

per year

Acceleration

-28.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 66 sales

Property Type Mix

Total: 66 sales

Detached57.6%
Semi-detached39.4%
Terraced3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£98k+53.5%1.7
Post-dot-com plateau2002–2004£189k£193k+2.1%2.7
Pre-crash peak2005–2007£186k£323k+73.9%1.3
GFC & correction2008–2012£195k£176k-9.7%1.2
Help-to-Buy recovery2013–2015£216k£345k+59.7%3
Brexit uncertainty2017–2019£595k£425k-28.6%2.3
Pandemic surge2021–2021£449k£449k+0%8
Rate-rise correction2022–2023£382k£475k+24.3%2
Current market2024–2026£425k£348k-18.1%3.7

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
5.1%
District
5.1%
Semi-detached+0% α
Local
8.1%
District
8.1%

CAGR over 27yr 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 Timing2
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
Dagenham East Underground StationDistrict line
23.9 min walk
Rainham (London)

Nearby stations

Rainham (London)National Rail
19 min walk
Dagenham East Underground StationDistrict
25 min walk
Elm Park Underground StationDistrict
32 min walk
Dagenham Heathway Underground StationDistrict
34 min walk
Hornchurch Underground StationDistrict
48 min walk
No bus stops within 400m

12

Walkability score

53

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

37

Car parks (800m)

0

EV chargers (800m)

Nearest car park390m
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
NoiseLOW
none
Quieter 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 AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 2.1 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

44 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

262

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

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)

1.9km

Post office

Nearby shops

Nisa Local801 m

Nearby cafes

Jack's Café469 m
Sprinkles600 m
Everly's Cafe617 m
Beam Park Cafe680 m

Nearby restaurants

New Cherries Rainham449 m
KFC549 m
Peter's Fish Bar586 m
Chilli Tree597 m

Nearby gyms

Origin Health & Fitness713 m
Food hygiene (5-star)36% of 14

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

45

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

37

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,306m
Crossrail 2 route17,951m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,648 nationally

2,045

Est. population

6,880/km²

58%

Employed

30%

Degree educated

£36,400

Median income

7.1%

Claimant rate

SuburbanMedium densityMixed

55

Community stability

Age profile

26%
21%
19%
19%
16%
Under 1826%
18–3421%
35–4919%
50–6419%
65+16%

Tenure

34%
39%
17%
Own outright34%
Own (mortgage)39%
Private rent17%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

53%
16%
18%
White British53%
White Other7%
Asian16%
Black18%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household19%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent17%
Social rent10%

vs. London

Income vs London-13.3%
Price vs London-13.5%

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)
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)
2
Largest scheme
33 homes · 155-163, 155-163, New Road, Rainham, RM13 8SH
Pipeline pressure
NONE

Named schemes (500m)

14, 14, Edmund Road, Rainham, RM13 8LS3 homes
completed
3, 3, Edmund Road, Rainham, RM13 8LS2 homes
completed
1, 1, Hood Road, Rainham, RM13 8AS2 homes
completed
Land between 12 & 14, Land between 12 & 14, Spinney Close, Rear garden of 40 Betterton Road, Rainham, RM13 8LR2 homes
completed
Land at 40, Land at 40, Betterton Road, Rainham, RM13 8NB2 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 (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

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 8AX

Full postcodeRM13 8AX
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.529093
Longitude0.181596
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