Beam Park · Havering · Dagenham and Rainham constituency · 51.52704, 0.17828

RM13 8NB— Beam Park, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 21/100Low yield 3.32%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
53
Safety
81
Schools
90
Transport
21
Environment
64
Investment
39

The bottom line

RM13 8NB offers exceptional schools (100% Good/Outstanding) and low crime at £470,000 median — strong value for Families and Owner-occupiers 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 8NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-9.6% vs London avg
vs London income-13.3% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for RM13 8NB

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

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Postcode Personality

🎓 School Smart📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM13 8NB 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 · 7 min walk

KS2: 106.3

★★

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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
→ Stable

+3% vs borough

Crime by type

Violence & sexual offences31%
Other19%
Anti-social behaviour18%
Vehicle crime13%
Drug offences7%
Robbery6%
Burglary5%
Theft1%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.9km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

-11.1%

This year

Detached

Dominant type

Price history

5-year change
+24.8%
Sales (24 months)5
New build0.0%
Avg detached£490,000
Avg semi-detached£333,750
Price per m²£6,447/m²
Price per ft²£599/ft²
Avg floor area73.9 m²

EPC breakdown

B
1%
C
1%
D
19%
E
8%

Based on 29 properties · Confidence: medium

Street mix

Semi 44%Detached 56%

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£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

12.9×

Price-to-income

£2,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£184,750
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, insulated (assumed)
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

1996–2026 · CAGR

+6.1%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.1%

per year

Acceleration

-30.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 39 sales

Property Type Mix

Total: 39 sales

Detached56.4%
Semi-detached43.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£136k+126.7%1.5
Post-dot-com plateau2001–2004£134k£264k+97%1.3
Pre-crash peak2007–2007£283k£283k+0%2
GFC & correction2008–2010£260k£165k-36.5%1.3
Help-to-Buy recovery2014–2015£234k£320k+36.7%2
Brexit uncertainty2018–2019£373k£329k-11.7%2
Pandemic surge2020–2021£315k£377k+19.5%1
Rate-rise correction2022–2023£555k£506k-8.8%3
Current market2024–2026£463k£350k-24.3%2.3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
5.1%
District
5.1%
Semi-detached+0% α
Local
6.5%
District
6.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
18 min walk
Dagenham East Underground StationDistrict
26 min walk
Dagenham Heathway Underground StationDistrict
34 min walk
Elm Park Underground StationDistrict
36 min walk
Becontree Underground StationDistrict
48 min walk
No bus stops within 400m

16

Walkability score

36

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park315m
Santander docks (800m)0
Nearest cycle dock12.1 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 2.4 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

47 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

185

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.8 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Nisa Local487 m

Nearby cafes

Beam Park Cafe357 m
Jack's Café752 m

Nearby restaurants

Bengal Spice360 m
The Grill361 m
Perfect Fried Chicken365 m
Nero Lounge640 m

Nearby gyms

Origin Health & Fitness404 m
Food hygiene (5-star)31% of 13

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score24/100
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

61.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,997m
Crossrail 2 route17,749m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,466 nationally

1,707

Est. population

7,667/km²

58%

Employed

26%

Degree educated

£36,400

Median income

4.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

25%
18%
20%
18%
20%
Under 1825%
18–3418%
35–4920%
50–6418%
65+20%

Tenure

43%
39%
15%
Own outright43%
Own (mortgage)39%
Private rent15%
Social rent4%

Ethnicity

63%
White British63%
White Other7%
Asian13%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household16%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent15%
Social rent4%

vs. London

Income vs London-13.3%
Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
12
Local approval rate
80%
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
87 homes · Former Mardyke Estate Phase 4, Former Mardyke Estate Phase 4, Lowen Road, Rainham, RM13 8QD
Pipeline pressure
NONE

Named schemes (500m)

155-163, 155-163, New Road, Rainham, RM13 8SH33 homes
completed
MANSER WORKS, MANSER WORKS, NEW ROAD, RM13 8ET24 homes
completed
75 Frederick Road, Rainham, RM13 8NS3 homes
completed
14, 14, Edmund Road, Rainham, RM13 8LS3 homes
completed
Land at 56, Land at 56, Louise Gardens, Rainham, RM13 8LH2 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 (£470,000)

£11,000

Standard buyer

£2,250

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 8NB

Full postcodeRM13 8NB
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.527042
Longitude0.178283
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