The bottom line
RM13 8LN 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 and 55 min to canary wharf — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how RM13 8LN scores on each.
Toggle a question above to see how RM13 8LN meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for RM13 8LN
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Postcode Personality
“The family fortress”
How RM13 8LN has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
La Salette Catholic Primary School
Not yet inspected · 4 min walk
KS2: 106.9
Secondary
The Brittons Academy
Good · Inspected Oct 2022 · 21 min walk
100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 81 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
153.9 incidents per 1,000 residents
+157% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Fire Station · 2.8km
Crime is +137% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 18 properties · Confidence: medium
Street mix
LHA rates — Outer East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2022–2023 · CAGR
+-0.4%
Total change
+0%
Market Activity
Price Velocity & Acceleration
Current Velocity
-0.4%
per year
Acceleration
+0.00
change in velocity
Market State
Downturn
Price Distribution
P25: £250k–£300k · P75: £300k–£350k · 18 sales
Property Type Mix
Total: 18 sales
By decade
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Rate-rise correction | 2022–2023 | £321k | £320k | -0.4% | 9 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+0% alpha
CAGR over 1yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
27
Walkability score
135
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
15
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Ingrebourne Marshes SSSI — 2.0 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE COLLEGE PRACTICE
RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR
56 min walk
83%
Recommend GP
83%
Overall GP experience
0
GPs within 1km
0
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
351
Parks (1km)
8
Restaurants (800m)
6
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Albion (336 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
2.8km
Post office
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
26.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,143 nationally
2,469
Est. population
1,654/km²
61%
Employed
30%
Degree educated
£36,400
Median income
5.9%
Claimant rate
52
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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