Beam Park · Havering · Dagenham and Rainham constituency · 51.52280, 0.18308

RM13 8SL— Beam Park, Havering

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

Buy before others notice

 

Schools 100%Safety 66/100Transport 26/100Yield 4.62%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
66
Schools
90
Transport
26
Environment
65
Investment
51

The bottom line

RM13 8SL offers exceptional schools (100% Good/Outstanding) and low crime at £337,500 median — 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.

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Location

RM13 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-35.1% vs London avg
vs London income-13.3% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for RM13 8SL

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

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How RM13 8SL 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 · 7 min walk

KS2: 106.9

★★

Secondary

The Brittons Academy

Good · Inspected Oct 2022 · 19 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 · 79 min walk

2 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 3.2km

Crime is +137% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£337,500

Median sale price

Bottom 25% — 35% below London median

£337,500 is 35% below the London median (£520,000)

+17.2%

This year

Terraced

Dominant type

Price history

5-year change
+22.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£345,000
Avg terraced£330,000
Price per m²£4,136/m²
Price per ft²£384/ft²
Avg floor area83.2 m²

EPC breakdown

C
10%
D
26%
E
5%
G
2%

Based on 43 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£4,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,500

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

9.3×

Price-to-income

£1,688/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£208,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (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

1997–2025 · CAGR

+7%

Total change

+562%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

+17.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 69 sales

Property Type Mix

Total: 69 sales

Semi-detached2.9%
Terraced97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£76k+49%1.8
Post-dot-com plateau2001–2004£81k£143k+75.5%4.2
Pre-crash peak2005–2007£157k£175k+11.1%3
GFC & correction2008–2011£187k£186k-0.7%1.5
Help-to-Buy recovery2013–2016£144k£275k+90.6%2.2
Brexit uncertainty2019–2019£300k£300k+0%1
Pandemic surge2020–2021£310k£277k-10.8%3.5
Rate-rise correction2022–2023£320k£365k+14.1%1.5
Current market2024–2025£320k£338k+5.5%5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
11 min walk
Dagenham East Underground StationDistrict
33 min walk
Elm Park Underground StationDistrict
40 min walk
Dagenham Heathway Underground StationDistrict
40 min walk
Hornchurch Underground StationDistrict
54 min walk
No bus stops within 400m

13

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria77 min ↑
Waterloo71 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 (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park191m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
Tesco Car Park· no
696m
🅿️
Viking Way Pay & Display· yes
757m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 2.2 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

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

234

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albion (603 m)

Nearest supermarketCo-op Food · 3.1 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.5km

Post office

Nearby cafes

Beam Park Cafe592 m
The Ship Centre703 m
Stables Café781 m
Britannia Cafe795 m

Nearby restaurants

Perfect Fried Chicken343 m
Bengal Spice350 m
The Grill603 m
King's Fish Bar709 m

Nearby pubs

The Albion603 m
The Phoenix760 m

Nearby gyms

Origin Health & Fitness491 m
Rainham Leisure Centre784 m

Nearby pharmacies

Tesco591 m
Food hygiene (5-star)30% of 10

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

51

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
Gross yield
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score20/100
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

57.2

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,089m
Crossrail 2 route18,142m

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%
Price vs London-35.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
67%
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)
396
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)

Napier House and New Plymouth House, Napier House and New Plymouth House, Dunedin Road, Rainham, RM13 8LD101 homes
completed
Former Amberley House, Former Amberley House, New Road, Rainham, RM13 8QN51 homes
completed
14, 14, Edmund Road, Rainham, RM13 8LS3 homes
completed
Land adjacent to 60, Land adjacent to 60, Philip Road, Rainham, RM13 8LU2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£337,500)

£4,375

Standard buyer

£0

First-time buyer

Save £4,375

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 8SL

Full postcodeRM13 8SL
Postcode districtRM13
BoroughLondon Borough of Havering
WardBeam Park
Latitude51.522798
Longitude0.183083
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