Beam Park · Havering · Dagenham and Rainham constituency · 51.52402, 0.19107

RM13 8HX— Beam Park, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 31/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
83
Schools
90
Transport
31
Environment
92
Investment
48

Location

RM13 8HX

Key facts for RM13 8HX

Full postcodeRM13 8HX
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.524025
Longitude0.191071
Parliamentary constituencyDagenham and Rainham
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
ExcellentNeutralRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime-89.8% vs London avg

Deep-dive guides for RM13 8HX

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM13 8HX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

La Salette Catholic Primary School

Not yet inspected · 1 min walk

KS2: 106.9

★★

Secondary

The Brittons Academy

Good · 17 min walk

P8: -0.28A8: 44.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 86 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

6.6 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 18.2%

from a low base — still below London average

-2% vs borough

Crime by type

Anti-social behaviour31%
Drug offences23%
Violence & sexual offences15%
Other8%
Robbery8%
Vehicle crime8%
Burglary8%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 90% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

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

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Transport

1 May

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
10 min walk
🚇
Dagenham East Underground StationDistrict
35 min walk
🚇
Elm Park Underground StationDistrict
36 min walk
🚇
Dagenham Heathway Underground StationDistrict
45 min walk
🚇
Hornchurch Underground StationDistrict
48 min walk
🚌1 bus routes · 3 stops within 400m · 72 buses/hr peak

37

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria83 min ↑
Waterloo67 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 (sector-level)

Parking & EV

Car parks, spaces and charging points

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock12.9 km

Nearby car parks

🅿️
Tesco Car Park· no
450m
🅿️
Viking Way Pay & Display· yes
513m

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 91% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.6 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

53 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

375

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.8 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

2.8km

Post office

Nearby cafes

Everly's Cafe529 m
Sprinkles547 m
Britannia Cafe598 m
The Ship Centre605 m

Nearby restaurants

Chilli Tree488 m
Peter's Fish Bar497 m
KFC498 m
Lucky Inn537 m

Nearby pubs

The Albion139 m
The Phoenix705 m

Nearby gyms

Rainham Leisure Centre514 m

Nearby pharmacies

Tesco451 m
Food hygiene (5-star)53% of 59

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

E

High street health

Investment

Investment grade, yield and market outlook

48

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 score19/100
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

30.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,650m
Crossrail 2 route18,672m

Demographics

22 Apr

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,143 nationally

2,469

Est. population

1,654/km²

61%

Employed

30%

Degree educated

£36,400

Median income

5.9%

Claimant rate

SuburbanLow densityMixed

52

Community stability

Age profile

29%
22%
22%
17%
Under 1829%
18–3422%
35–4922%
50–6417%
65+10%

Tenure

21%
39%
14%
26%
Own outright21%
Own (mortgage)39%
Private rent14%
Social rent26%
Shared ownership0%

Ethnicity

53%
16%
16%
White British53%
White Other9%
Asian16%
Black16%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household23%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent26%
Private rent14%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
67%
Borough approval rate
47%
Historic landfill (400m)
1
Opportunity area
London Riverside
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
457
Largest scheme
396 homes · Dovers Corner industrial estate (incl Rainham Trading est), Dovers Corner industrial estate (incl Rainham Trading est), New Road, RM13 8QT
Pipeline pressure
NONE

Named schemes (500m)

LESSA SPORTS GROUND, LESSA SPORTS GROUND, RAINHAM ROAD, RM13 8JA130 homes
completed
Land rear of 25, Land rear of 25, Cherry Tree Close, Rainham, RM13 7QU2 homes
completed
Garages 1 To 5 Rear Of 109 To 115, Rainham Road, Rainham, RM13 7QX2 homes
completed
Brettons Cottages, 12, Brettons Cottages, 12, Rainham Road, RM131 homes
completed
Land forming part of and adjoining 29, Land forming part of and adjoining 29, Stanhope Road, Rainham, RM13 7RP1 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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The bottom line

RM13 8HX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby; 55 min to canary wharf — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

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Data freshness

When each data source was last updated

67%

Confidence score

8/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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