Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.51633, 0.19723

RM13 9DE— Rainham & Wennington, Havering

Location and area intelligence for RM13 9DE, Rainham & Wennington, Havering

London's quiet achiever

 

Safety 81/100Transport 36/100

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
55
Safety
81
Schools
—
Transport
36
Environment
80
Investment
50

The bottom line

RM13 9DE offers 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 9DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.0% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for RM13 9DE

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM13 9DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rainham Village Primary School

Not yet inspected · 5 min walk

KS2: 102.9

—

Secondary

Harris Academy Rainham

Not yet inspected · 7 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 85 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

+7% vs borough

Crime by type

Anti-social behaviour27%
Other25%
Violence & sexual offences21%
Vehicle crime10%
Burglary8%
Drug offences6%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area71.4 m²

EPC breakdown

C
1%
D
7%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 33%Terraced 5%Detached 10%Flat 52%

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

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£178,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7.1%

Total change

+457%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

-1.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 16 sales

Property Type Mix

Total: 16 sales

Detached12.5%
Semi-detached37.5%
Terraced6.3%
Flat/maisonette43.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£56k£56k+0%1
Post-dot-com plateau2001–2004£70k£93k+32.9%1.3
Pre-crash peak2005–2007£120k£250k+108.3%1
GFC & correction2010–2010£137k£137k+0%1
Help-to-Buy recovery2014–2016£245k£274k+11.8%1.5
Brexit uncertainty2018–2018£295k£295k+0%1
Pandemic surge2020–2020£312k£312k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Rainham (London)

Nearby stations

Rainham (London)National Rail
6 min walk
Elm Park Underground StationDistrict
47 min walk
Dagenham East Underground StationDistrict
47 min walk
Dagenham Heathway Underground StationDistrict
56 min walk
Hornchurch Underground StationDistrict
56 min walk
No bus stops within 400m

23

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria70 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)183
Nearest car park69m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Rainham Station (C2C)183 spaces· yes
314m
🅿️
Viking Way Pay & Display· yes
477m
🅿️
Tesco Car Park· no
545m

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: 18.7 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Inner Thames Marshes SSSI — 1.8 km

Energy

Solar: 869 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 yield868.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RIVERSIDE SURGERY

ERITH HEALTH CENTRE, 50 PIER ROAD, DA8 1RQ

53 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

561

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Phoenix (500 m)

Nearest supermarketCo-op Food · 3.6 km
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

4.1km

Post office

Nearby cafes

Essex Sandwich Bar356 m
Delight Cafe410 m
Britannia Cafe423 m
Stables Café461 m

Nearby restaurants

My Masala81 m
Rainham Pizza & Kebab House138 m
Golden Dragon148 m
Bengal Spice359 m

Nearby pubs

The Phoenix500 m
The Albion819 m

Nearby gyms

Rainham Leisure Centre460 m
Chafford Sports Centre470 m

Nearby pharmacies

Tesco630 m
Food hygiene (5-star)48% of 56

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

50

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
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

27.9

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,712m
Crossrail 2 route19,226m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,222 nationally

1,553

Est. population

11,166/km²

61%

Employed

27%

Degree educated

£35,700

Median income

7.7%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

27%
21%
21%
19%
Under 1827%
18–3421%
35–4921%
50–6419%
65+12%

Tenure

24%
37%
20%
19%
Own outright24%
Own (mortgage)37%
Private rent20%
Social rent19%
Rent free0%

Ethnicity

56%
14%
15%
White British56%
White Other10%
Asian14%
Black15%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine27%
No car household26%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent20%
Social rent19%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
0%
Borough approval rate
44%
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)
6
Largest scheme
77 homes · RAINHAM FOOTBALL GROUND SITE, RAINHAM FOOTBALL GROUND SITE, WENNINGTON ROAD, RM14 9LQ
Pipeline pressure
NONE

Named schemes (500m)

LAND WEST OF, LAND WEST OF, FERRO ROAD, WENNINGTON ROAD (61-125 REAR OF), RM13 9TH57 homes
completed
SITE OF FORMER ALLOTMENTS, SITE OF FORMER ALLOTMENTS, BROOKWAY, RM13 9HN48 homes
completed
Winifred Whittingham House, Winifred Whittingham House, Brookway, Rainham, RM13 9JE36 homes
completed
Rear of 128-152, Rear of 128-152, Wennington Road, RM138 homes
completed
Former Petrol station adj 2a, Former Petrol station adj 2a, Suttons Lane, Hornchurch, RM12 6RJ5 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.9%
Ward turnout
35%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Sue OspreayConservative
Jackie McArdleConservative
Sarah Jane EdwardsConservative

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Key facts for RM13 9DE

Full postcodeRM13 9DE
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.516328
Longitude0.197231
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