Beam Park · Havering · Dagenham and Rainham constituency · 51.52676, 0.17415

RM13 8HB— Beam Park, Havering

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

 

Schools 100%Safety 66/100Transport 18/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
38
Safety
66
Schools
90
Transport
18
Environment
64
Investment
39

The bottom line

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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM13 8HB

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

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Postcode Personality

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How RM13 8HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Newtons Primary School

Not yet inspected · 4 min walk

KS2: 106.3

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 18 min walk

P8: -0.28A8: 44.7

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 78 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)

1

Serious within 200m

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

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,624/m²
Price per ft²£430/ft²
Avg floor area89.7 m²

EPC breakdown

C
4%
D
14%
E
4%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 61%Terraced 10%Detached 17%Flat 12%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£224,250
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

1997–2025 · CAGR

+6.1%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

-12.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 40 sales

Property Type Mix

Total: 40 sales

Detached17.5%
Semi-detached62.5%
Terraced10%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£72k£85k+17.6%2.5
Post-dot-com plateau2003–2003£165k£165k+0%3
Pre-crash peak2005–2006£138k£205k+48.6%2
GFC & correction2008–2012£97k£205k+111.3%1.2
Help-to-Buy recovery2014–2016£336k£286k-14.9%1.3
Brexit uncertainty2017–2019£310k£240k-22.5%1.5
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2023£398k£485k+21.8%3
Current market2024–2025£459k£375k-18.2%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.6%
District
7.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position75

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
20 min walk
Dagenham East Underground StationDistrict
25 min walk
Dagenham Heathway Underground StationDistrict
31 min walk
Elm Park Underground StationDistrict
38 min walk
Becontree Underground StationDistrict
45 min walk
No bus stops within 400m

17

Walkability score

59

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 park251m
Santander docks (800m)0
Nearest cycle dock11.8 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.1 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 2.7 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

32 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 · 1.8 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

69

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketAldi · 2.1 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Nisa Local238 m

Nearby cafes

Beam Park Cafe253 m

Nearby restaurants

The Grill247 m
Nero Lounge408 m
Bengal Spice438 m
Perfect Fried Chicken445 m

Nearby gyms

Origin Health & Fitness372 m
Food hygiene (5-star)52% of 23

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

39

Investment score

Weak

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

28.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,728m
Crossrail 2 route17,468m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
Local approval rate
75%
Borough approval rate
44%
Historic landfill (400m)
1
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)

Former Mardyke Estate Phase 4, Former Mardyke Estate Phase 4, Lowen Road, Rainham, RM13 8QD87 homes
completed
155-163, 155-163, New Road, Rainham, RM13 8SH33 homes
completed
MANSER WORKS, MANSER WORKS, NEW ROAD, RM13 8ET24 homes
completed
111-113, 111-113, NEW ROAD, RM13 8ES10 homes
completed
75 Frederick Road, Rainham, RM13 8NS3 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 8HB

Full postcodeRM13 8HB
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.526758
Longitude0.174147
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