Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.51297, 0.19839

RM13 9HS— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 85/100Transport 28/100Low yield 3.47%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
85
Schools
—
Transport
28
Environment
74
Investment
47

The bottom line

RM13 9HS offers low crime at £450,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 9HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-15.0% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for RM13 9HS

🛡️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📈 Up & Coming🔒 Very Safe

“London's quiet achiever”

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How RM13 9HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Brady Primary School

Not yet inspected · 5 min walk

KS2: 106.6

—

Secondary

Harris Academy Rainham

Not yet inspected · 7 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 83 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.2 incidents per 1,000 residents

Better than 71% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences32%
Other24%
Vehicle crime17%
Anti-social behaviour14%
Burglary8%
Drug offences2%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-8.3%

This year

Terraced

Dominant type

Price history

5-year change
+23.3%
Sales (24 months)5
New build0.0%
Avg terraced£450,000
Price per m²£5,799/m²
Price per ft²£539/ft²
Avg floor area78.1 m²

EPC breakdown

B
1%
C
12%
D
22%
E
8%
G
1%

Based on 44 properties · Confidence: high

Street mix

Semi 2%Terraced 96%Flat 2%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

12.6×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£195,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-38.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached2.1%
Terraced95.7%
Flat/maisonette2.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£95k+59.7%1
Post-dot-com plateau2001–2004£85k£160k+88.2%1.5
Pre-crash peak2005–2007£175k£194k+10.9%2.3
GFC & correction2008–2012£183k£184k+0.3%1.2
Help-to-Buy recovery2013–2016£235k£308k+31.1%2.2
Brexit uncertainty2017–2019£340k£325k-4.4%2
Pandemic surge2021–2021£365k£365k+0%3
Rate-rise correction2022–2022£396k£396k+0%2
Current market2024–2026£345k£441k+27.7%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.4%
District
4.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
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
9 min walk
Elm Park Underground StationDistrict
51 min walk
Dagenham East Underground StationDistrict
52 min walk
Dagenham Heathway Underground StationDistrict
59 min walk
Hornchurch Underground StationDistrict
60 min walk
No bus stops within 400m

6

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria76 min ↑
Waterloo71 min ↑
Canary Wharf ★56 min
City63 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)183
Nearest car park382m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Rainham Station (C2C)183 spaces· yes
490m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.8 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Inner Thames Marshes SSSI — 1.5 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

RIVERSIDE SURGERY

ERITH HEALTH CENTRE, 50 PIER ROAD, DA8 1RQ

49 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

541

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Phoenix (767 m)

Nearest supermarketCo-op Food · 4.0 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)

3.8km

Post office

Nearby cafes

Essex Sandwich Bar347 m
Coffee Station691 m
Delight Cafe732 m
Stables Café744 m

Nearby restaurants

My Masala445 m
Rainham Pizza & Kebab House481 m
Golden Dragon487 m
Bengal Spice718 m

Nearby pubs

The Phoenix767 m

Nearby gyms

Chafford Sports Centre412 m
Rainham Leisure Centre821 m

Nearby pharmacies

Tesco962 m
Food hygiene (5-star)48% of 21

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

47

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

67.9

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,658m
Crossrail 2 route19,374m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,494 nationally

1,504

Est. population

2,622/km²

60%

Employed

27%

Degree educated

£35,700

Median income

5.4%

Claimant rate

SuburbanLow densityOwner occupiers / families

60

Community stability

Age profile

24%
19%
21%
19%
18%
Under 1824%
18–3419%
35–4921%
50–6419%
65+18%

Tenure

43%
42%
13%
Own outright43%
Own (mortgage)42%
Private rent13%
Social rent2%
Shared ownership0%

Ethnicity

53%
18%
White British53%
White Other10%
Asian18%
Black12%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household16%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent13%
Social rent2%

vs. London

Income vs London-15.0%
Price vs London-13.5%

Planning

Conservation areas and development

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

Named schemes (500m)

RAINHAM FOOTBALL GROUND SITE, RAINHAM FOOTBALL GROUND SITE, WENNINGTON ROAD, RM14 9LQ77 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, REAR OF, FINDON GARDENS, RM13 910 homes
completed
Rear of 128-152, Rear of 128-152, Wennington Road, RM138 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

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 9HS

Full postcodeRM13 9HS
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.512970
Longitude0.198395
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