Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.50951, 0.20849

RM13 9DR— Rainham & Wennington, Havering

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

More green space than most of London

 

Safety 4/100Transport 18/100⚠ Knotweed sites nearby

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
30
Safety
4
Schools
—
Transport
18
Environment
75
Investment
48

The bottom line

RM13 9DR offers a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catches: 55 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

RM13 9DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: PoorInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM13 9DR

🛡️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 high crime

“More green space than most of London”

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How RM13 9DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Brady Primary School

Not yet inspected · 7 min walk

KS2: 106.6

—

Secondary

Harris Academy Rainham

Not yet inspected · 9 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 8059.1%

+733% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other31%
Violence & sexual offences30%
Anti-social behaviour14%
Vehicle crime13%
Drug offences5%
Burglary4%
Robbery1%
Theft0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 912m

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area68.2 m²

EPC breakdown

C
1%
D
8%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£170,500
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+7.3%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.6%

per year

Acceleration

-30.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£71k+18.5%1.5
Post-dot-com plateau2004–2004£142k£142k+0%1
Pre-crash peak2006–2006£165k£165k+0%1
GFC & correction2011–2011£160k£160k+0%1
Help-to-Buy recovery2014–2016£175k£250k+42.9%1
Pandemic surge2021–2021£282k£282k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

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
Bottom 25% — limited connections
Rainham (London)

Nearby stations

Rainham (London)National Rail
18 min walk
Elm Park Underground StationDistrict
57 min walk
Dagenham East Underground StationDistrict
61 min walk
Hornchurch Underground StationDistrict
63 min walk
Dagenham Heathway Underground StationDistrict
69 min walk
No bus stops within 400m

1

Walkability score

5

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park630m
Santander docks (800m)0
Nearest cycle dock14.1 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: 10.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.5 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Inner Thames Marshes SSSI — 1.0 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

48 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 4.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

291

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 4.4 km
1 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)

3.7km

Post office

Nearby cafes

Essex Sandwich Bar772 m

Nearby gyms

Chafford Sports Centre683 m
Food hygiene (5-star)33% of 3

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

48

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 score14/100
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

14.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,199m
Crossrail 2 route20,138m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,210 nationally

1,968

Est. population

217/km²

58%

Employed

25%

Degree educated

£38,600

Median income

5.3%

Claimant rate

SuburbanLow densityMixed

54

Community stability

Age profile

26%
20%
19%
18%
17%
Under 1826%
18–3420%
35–4919%
50–6418%
65+17%

Tenure

40%
33%
18%
Own outright40%
Own (mortgage)33%
Private rent18%
Social rent8%
Shared ownership1%
Rent free1%

Ethnicity

62%
13%
White British62%
White Other7%
Asian13%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household16%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent18%
Social rent8%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
50%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
33 homes · HAROLD WOOD HALL, HAROLD WOOD HALL, COLCHESTER ROAD, RM3 8HN
Pipeline pressure
NONE

Named schemes (500m)

East Hall Farm, East Hall Farm, East Hall Lane, RM13 9DS7 homes
completed
East Hall Farm Cottages, East Hall Farm Cottages, East Hall Farm, Rainham, RM13 9DS2 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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Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

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Key facts for RM13 9DR

Full postcodeRM13 9DR
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.509507
Longitude0.208489
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