Beam Park · Havering · Dagenham and Rainham constituency · 51.52489, 0.18948

RM13 8JA— Beam Park, Havering

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

 

Schools 100%Safety 66/100Transport 29/100~6% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
66
Schools
90
Transport
29
Environment
92
Investment
58

The bottom line

RM13 8JA 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 catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 8JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for RM13 8JA

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

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How RM13 8JA 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 · 3 min walk

KS2: 106.9

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 16 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 · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

153.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+157% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour18%
Vehicle crime11%
Drug offences9%
Burglary6%
Robbery2%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 3.0km

Crime is +137% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£2,862/m²
Price per ft²£266/ft²
Avg floor area86.4 m²

EPC breakdown

C
13%
D
18%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 40%Terraced 5%Flat 54%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£216,000
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, filled cavity
Roof(another dwelling above)
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

1997–2026 · CAGR

+3.9%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.7%

per year

Acceleration

-32.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached40.4%
Terraced5.3%
Flat/maisonette54.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£70k+9%1.5
Post-dot-com plateau2001–2004£80k£154k+93.4%3.2
Pre-crash peak2005–2007£204k£210k+2.9%2.3
GFC & correction2009–2012£138k£175k+27.3%3.7
Help-to-Buy recovery2014–2016£190k£335k+76.3%1.7
Brexit uncertainty2017–2019£325k£335k+3.1%2.3
Pandemic surge2020–2020£218k£218k+0%1
Rate-rise correction2023–2023£308k£308k+0%3
Current market2025–2026£300k£196k-34.7%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
4.1%
District
4.1%
Semi-detached+0% α
Local
5.5%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing10
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
Rainham (London)

Nearby stations

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

32

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria71 min ↑
Waterloo63 min ↑
Canary Wharf ★48 min
City56 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock12.8 km

Nearby car parks

🅿️
Tesco Car Park· no
570m
🅿️
Viking Way Pay & Display· yes
636m

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: 18.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.7 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

THE COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

51 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

351

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

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
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.6km

Post office

Nearby cafes

Everly's Cafe436 m
Sprinkles450 m
Jack's Café531 m
The Ship Centre706 m

Nearby restaurants

KFC388 m
Chilli Tree390 m
Peter's Fish Bar397 m
Lucky Inn443 m

Nearby pubs

The Albion277 m
The Phoenix802 m

Nearby gyms

Rainham Leisure Centre643 m

Nearby pharmacies

Tesco547 m
Food hygiene (5-star)52% of 50

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

58

Investment score

Good

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
6.4% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

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

25/100

Velocity score

Future outlook

52.7

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,590m
Crossrail 2 route18,550m

Demographics

16 Jun

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)
8
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
50%
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)
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
Napier House and New Plymouth House, Napier House and New Plymouth House, Dunedin Road, Rainham, RM13 8LD101 homes
completed
Former Council Depot, 120, Former Council Depot, 120, Cherry Tree Lane, Rainham, RM13 8TT7 homes
completed
Garages 1 To 5 Rear Of 109 To 115, Rainham Road, Rainham, RM13 7QX2 homes
completed
Garage site rear of 38-40, Garage site rear of 38-40, Burwood Gardens, Rainham, RM13 8JP2 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 8JA

Full postcodeRM13 8JA
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.524890
Longitude0.189483
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