Beam Park · Havering · Dagenham and Rainham constituency · 51.52651, 0.16541

RM13 8DH— Beam Park, Havering

Location and area intelligence for RM13 8DH, Beam Park, Havering

London's quiet achiever

 

Safety 66/100Transport 19/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
37
Safety
66
Schools
—
Transport
19
Environment
73
Investment
45

The bottom line

RM13 8DH offers low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 8DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+138.0% vs London avg

Deep-dive guides for RM13 8DH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM13 8DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Beam Primary School

Not yet inspected · Inspected Jul 2025 · 3 min walk

KS2: 109.5

—

Secondary

Dagenham Park CofE School

Not yet inspected · 14 min walk

P8: -0.22A8: 42.3

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

154.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+157% vs borough

Crime by type

Other34%
Violence & sexual offences24%
Anti-social behaviour16%
Vehicle crime10%
Drug offences6%
Burglary6%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.7km

Crime is +138% above London average

Property

Prices, sales volume and market trends

Avg floor area43.3 m²

EPC breakdown

C
2%
D
6%
E
4%

Based on 12 properties · Confidence: medium

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£108,250
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2001–2005 · CAGR

+22.5%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.1%

per year

Acceleration

+57.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£100k£153k+53%1
Pre-crash peak2005–2005£225k£225k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
23.5 min walk
Dagenham Dock

Nearby stations

Dagenham DockNational Rail
17 min walk
Dagenham East Underground StationDistrict
24 min walk
Dagenham Heathway Underground StationDistrict
26 min walk
Becontree Underground StationDistrict
38 min walk
Elm Park Underground StationDistrict
43 min walk
No bus stops within 400m

11

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria77 min ↑
Waterloo72 min ↑
Canary Wharf ★56 min
City63 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park100m
Santander docks (800m)0
Nearest cycle dock11.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.5 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 10%
More green space than 97% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.3 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

HEDGEMANS MEDICAL CENTRE

92 HEDGEMANS ROAD, RM9 6HT

27 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.5 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Nisa Local484 m

Nearby cafes

Beam Park Cafe702 m

Nearby restaurants

Nero Lounge472 m
The Grill691 m
McDonald's767 m
Food hygiene (5-star)69% of 13

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
Gentrification score12/100
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

13.3

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,180m
Crossrail 2 route16,870m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,332 nationally

2,487

Est. population

3,997/km²

60%

Employed

32%

Degree educated

£36,400

Median income

7.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

43

Community stability

Age profile

30%
25%
21%
16%
Under 1830%
18–3425%
35–4921%
50–6416%
65+9%

Tenure

23%
44%
Own outright13%
Own (mortgage)23%
Private rent12%
Social rent44%
Shared ownership8%
Rent free0%

Ethnicity

50%
19%
White British50%
White Other10%
Asian13%
Black19%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine26%
No car household32%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent44%
Private rent12%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
44%
Opportunity area
London Riverside
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
330 homes · Former Site Of Assembly Plant, Beam Park Development Site, THAMES AVENUE
Pipeline pressure
NONE

Named schemes (500m)

Former Site Of Assembly Plant, Beam Park Development Site, THAMES AVENUE330 homes
completed
15-17, 15-17, NEW ROAD, RM1315 homes
completed
Beam Parade, 9-13, Beam Parade, 9-13, New Road, Rainham, RM13 8DH3 homes
completed
36, 36, South Street, Rainham, RM13 8PJ2 homes
completed
2, 2, Walden Avenue, RAINHAM, RM13 8DU2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.4%
Ward turnout
33%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Trevor Roland McKeeverLabour
Matthew Christopher StantonLabour

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Key facts for RM13 8DH

Full postcodeRM13 8DH
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.526506
Longitude0.165412
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
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TfL
Transport
for London
NHS
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