Beam Park · Havering · Dagenham and Rainham constituency · 51.52701, 0.17233

RM13 8EL— Beam Park, Havering

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

London's quiet achiever

 

Safety 66/100Transport 17/100Low yield 3.48%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
46
Safety
66
Schools
—
Transport
17
Environment
80
Investment
40

The bottom line

RM13 8EL offers low crime and a green environment at £448,000 median — strong value for Families who can accept its trade-offs.

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 8EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-13.8% vs London avg
vs London income-13.3% vs London avg
vs London crime+138.0% vs London avg

Deep-dive guides for RM13 8EL

🛡️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 8EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Newtons Primary School

Not yet inspected · 2 min walk

KS2: 106.3

—

Secondary

Dagenham Park CofE School

Not yet inspected · 18 min walk

P8: -0.22A8: 42.3

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 77 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

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 +138% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£448,000

Median sale price

14% below London median

£448,000 is 14% below the London median (£520,000)

+46.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+19.5%
Sales (24 months)6
New build0.0%
Avg detached£448,000
Avg semi-detached£527,500
Avg terraced£440,500
Price per m²£6,301/m²
Price per ft²£585/ft²
Avg floor area69.4 m²

EPC breakdown

A
1%
B
6%
C
18%
D
22%
E
14%

Based on 61 properties · Confidence: high

Street mix

Semi 35%Terraced 31%Detached 35%

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£9,900
First-time buyerFTB
£1,150
Additional propertyBTL/2nd
£23,340

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

12.3×

Price-to-income

£2,241/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£173,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.3%

Total change

+787%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.0%

per year

Acceleration

+41.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 52 sales

Property Type Mix

Total: 52 sales

Detached34.6%
Semi-detached34.6%
Terraced30.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£129k+82.3%1.6
Post-dot-com plateau2003–2004£174k£150k-14.1%3
Pre-crash peak2005–2006£193k£216k+12.2%2
GFC & correction2008–2010£240k£265k+10.4%1.7
Help-to-Buy recovery2013–2016£195k£360k+84.6%2
Brexit uncertainty2017–2019£307k£380k+23.8%2
Pandemic surge2020–2021£445k£375k-15.7%2
Rate-rise correction2022–2023£440k£450k+2.3%1.5
Current market2024–2026£430k£625k+45.3%2.7

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Detached+0% α
Local
6.4%
District
6.4%
Semi-detached+0% α
Local
5.8%
District
5.8%
Terraced+0% α
Local
4.9%
District
4.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Dagenham East Underground StationDistrict line
23.4 min walk
Rainham (London)

Nearby stations

Rainham (London)National Rail
21 min walk
Dagenham East Underground StationDistrict
24 min walk
Dagenham Heathway Underground StationDistrict
30 min walk
Elm Park Underground StationDistrict
39 min walk
Becontree Underground StationDistrict
43 min walk
No bus stops within 400m

15

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria72 min ↑
Waterloo66 min ↑
Canary Wharf ★50 min
City57 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park146m
Santander docks (800m)0
Nearest cycle dock11.6 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.0 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 2.8 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

31 min walk

60%

Recommend GP

60%

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

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketAldi · 1.9 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 Local215 m

Nearby cafes

Beam Park Cafe332 m

Nearby restaurants

The Grill323 m
Nero Lounge374 m
Bengal Spice547 m
Perfect Fried Chicken555 m

Nearby gyms

Origin Health & Fitness457 m
Food hygiene (5-star)55% 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

40

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%Above average yield
Gentrification score19/100
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

48

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,629m
Crossrail 2 route17,339m

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%
Price vs London-13.8%

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)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
67%
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)
5
Largest scheme
184 homes · The Mardyke Estate, The Mardyke Estate, Lowen Road, Rainham, RM13 8DU
Pipeline pressure
NONE

Named schemes (500m)

The Mardyke Estate, The Mardyke Estate, Lowen Road, Rainham, RM13 8DU184 homes
completed
The Mardyke Estate, The Mardyke Estate, Lower Mardyke Avenue, Rainham, RM13 8PU124 homes
completed
The Mardyke Estate (Phase 1), between, The Mardyke Estate (Phase 1), between, Roman Close, Walden Avenue, Rainham, RM13 8DU121 homes
completed
Former Mardyke Estate Phase 4, Former Mardyke Estate Phase 4, Lowen Road, Rainham, RM13 8QD87 homes
completed
MANSER WORKS, MANSER WORKS, NEW ROAD, RM13 8ET24 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£448,000)

£9,900

Standard buyer

£1,150

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 8EL

Full postcodeRM13 8EL
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.527008
Longitude0.172327
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