South Hornchurch · Havering · Dagenham and Rainham constituency · 51.52692, 0.18637

RM13 8TT— South Hornchurch, Havering

Location and area intelligence for RM13 8TT, South Hornchurch, Havering

The family fortress

 

Schools 100%Safety 81/100Transport 22/100~4% 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
60
Safety
81
Schools
90
Transport
22
Environment
92
Investment
43

The bottom line

RM13 8TT 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: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 8TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for RM13 8TT

🛡️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 8TT 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 · 13 min walk

P8: -0.28A8: 44.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 85 min walk

3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 3.3km

Crime is 5% below 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£4,754/m²
Price per ft²£442/ft²
Avg floor area79.6 m²

EPC breakdown

C
7%
D
15%
E
8%
F
3%
G
2%

Based on 35 properties · Confidence: high

Street mix

Semi 26%Terraced 18%Detached 25%Flat 28%Other 3%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£199,000
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, 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

1995–2025 · CAGR

+5.5%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.8%

per year

Acceleration

-29.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 58 sales

Property Type Mix

Total: 58 sales

Detached25.9%
Semi-detached27.6%
Terraced19%
Flat/maisonette27.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£93k+57.6%2.2
Post-dot-com plateau2001–2004£89k£235k+164%2.2
Pre-crash peak2005–2006£149k£180k+21.2%6.5
GFC & correction2008–2009£137k£270k+97.1%1
Help-to-Buy recovery2013–2014£183k£260k+42.1%2.5
Brexit uncertainty2017–2019£335k£390k+16.4%2
Pandemic surge2020–2021£313k£381k+21.7%2
Rate-rise correction2022–2023£240k£470k+95.8%1
Current market2024–2025£445k£290k-34.8%2

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
8.1%
District
8.1%
Flat/maisonette+0% α
Local
9.2%
District
9.2%
Semi-detached+0% α
Local
16.8%
District
16.8%

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
15 min walk
Dagenham East Underground StationDistrict
30 min walk
Elm Park Underground StationDistrict
34 min walk
Dagenham Heathway Underground StationDistrict
39 min walk
Hornchurch Underground StationDistrict
47 min walk
No bus stops within 400m

28

Walkability score

172

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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park39m
Santander docks (800m)0
Nearest cycle dock12.6 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: 18.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.8 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

48 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

318

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albion (588 m)

Nearest supermarketCo-op Food · 2.6 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)

2.3km

Post office

Nearby cafes

Jack's Café328 m
Sprinkles348 m
Everly's Cafe351 m
The Ship Centre973 m

Nearby restaurants

KFC267 m
Peter's Fish Bar303 m
Chilli Tree307 m
New Cherries Rainham323 m

Nearby pubs

The Albion588 m
The Phoenix1.1 km

Nearby gyms

Origin Health & Fitness796 m
Rainham Leisure Centre942 m

Nearby pharmacies

Tesco817 m
Food hygiene (5-star)52% of 29

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

43

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

45.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,492m
Crossrail 2 route18,307m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
5
Planning apps (3 years)
9
Local approval rate
60%
Borough approval rate
44%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
402
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
Community Hall, Community Hall, Nelson Road, Rainham, RM13 8AP8 homes
completed
Former Council Depot, 120, Former Council Depot, 120, Cherry Tree Lane, Rainham, RM13 8TT7 homes
completed
Rear of 187 & 183, Rear of 187 & 183, Rainham Road, Rainham, RM13 7SB2 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
Rainham Independent Residents Association
Ward majority vote
22.4%
Ward turnout
32%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Natasha Anne SummersRainham Independent Residents Association
Graham Keith WilliamsonRainham Independent Residents Association

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Key facts for RM13 8TT

Full postcodeRM13 8TT
Postcode districtRM13
BoroughLondon Borough of Havering
WardSouth Hornchurch
Latitude51.526918
Longitude0.186365
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
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