Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52558, 0.20940

RM13 9FA— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 80/100Transport 13/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
80
Schools
—
Transport
13
Environment
92
Investment
45

The bottom line

RM13 9FA offers low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 9FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for RM13 9FA

🛡️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 9FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Parsonage Farm Primary School

Not yet inspected · 2 min walk

KS2: 103.0

—

Secondary

Harris Academy Rainham

Not yet inspected · 15 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 100 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.5 incidents per 1,000 residents

Better than 77% of London
↑ Rising 307.1%

from a low base — still below London average

-46% vs borough

Crime by type

Violence & sexual offences42%
Vehicle crime21%
Other12%
Anti-social behaviour11%
Drug offences7%
Robbery4%
Burglary4%
Theft0%

Stop & search

0.6

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 · 2.3km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area103 m²

EPC breakdown

B
3%

Based on 3 properties · Confidence: low

Street mix

Detached 86%Other 14%

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£257,500
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.20 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+6.9%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.0%

per year

Acceleration

+50.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Detached100%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£117k£117k+0%1
Brexit uncertainty2017–2018£465k£430k-7.5%1.5
Pandemic surge2021–2021£615k£615k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
12.7%
District
12.7%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
20 min walk
Elm Park Underground StationDistrict
35 min walk
Hornchurch Underground StationDistrict
41 min walk
Dagenham East Underground StationDistrict
46 min walk
Upminster Bridge Underground StationDistrict
51 min walk
No bus stops within 400m

10

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria79 min ↑
Waterloo74 min ↑
Canary Wharf ★59 min
City66 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 park513m
Santander docks (800m)0
Nearest cycle dock14.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 19.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 0.5 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

THE COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

57 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

203

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Saxon Horn (495 m)

Nearest supermarketCo-op Food · 2.7 km
1 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)

4.2km

Post office

Nearby cafes

Perfect Bites500 m
The Grangewood Cafe643 m

Nearby restaurants

Five Star Fish Bar499 m
Peking House766 m
Essex Fish Bar844 m
The Bagel Bar858 m

Nearby pubs

The Saxon Horn495 m
Food hygiene (5-star)69% of 16

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

45

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

22.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,883m
Crossrail 2 route19,895m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,283 nationally

1,755

Est. population

6,197/km²

57%

Employed

23%

Degree educated

£38,600

Median income

4.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

21%
18%
18%
19%
23%
Under 1821%
18–3418%
35–4918%
50–6419%
65+23%

Tenure

48%
42%
Own outright48%
Own (mortgage)42%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

75%
White British75%
White Other4%
Asian8%
Black8%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household12%
Unemployed3%
No qualifications24%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
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)
24
Largest scheme
46 homes · Rainham Wall Engineering, Rainham Wall Engineering, New Road, Rainham, RM13 9PN
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 127-131, LAND REAR OF, 127-131, BRISCOE ROAD, RM13 9QQ13 homes
completed
116, 116, Briscoe Road, Rainham, RM13 9QG12 homes
completed
2 and 4, 2 and 4, Glebe Road, Rainham, RM13 9LH12 homes
completed
Rear of 148-150, Rear of 148-150, Parsonage Road, Rainham, RM13 9LB4 homes
completed
20, 20, Farm Road, Rainham, RM13 9JU4 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 9FA

Full postcodeRM13 9FA
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.525578
Longitude0.209397
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