Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52056, 0.20698

RM13 9JL— Rainham & Wennington, Havering

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

More green space than most of London

 

Safety 4/100Transport 19/100Low yield 2.89%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
37
Safety
4
Schools
—
Transport
19
Environment
92
Investment
44

The bottom line

RM13 9JL offers a green environment at £540,000 median — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

RM13 9JL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+3.8% vs London avg
vs London income-8.1% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM13 9JL

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

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Compare RM13 9JL with:

Postcode Personality

🌿 Green Lung⚠️ Very high crime

“More green space than most of London”

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How RM13 9JL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Parsonage Farm Primary School

Not yet inspected · 6 min walk

KS2: 103.0

—

Secondary

Harris Academy Rainham

Not yet inspected · 7 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 95 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£540,000

Median sale price

Above London median by 4%

£540,000 is 4% above the London median (£520,000)

+124.0%

This year

Flat

Dominant type

Price history

5-year change
+14.9%
Sales (24 months)6
New build0.0%
Avg semi-detached£557,500
Avg flat£181,250
Price per m²£6,932/m²
Price per ft²£644/ft²
Avg floor area79.6 m²

EPC breakdown

C
6%
D
17%
E
9%

Based on 32 properties · Confidence: high

Street mix

Semi 28%Terraced 11%Detached 12%Flat 48%Other 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£14,500
First-time buyerFTB
£5,750
Additional propertyBTL/2nd
£30,700

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

14.0×

Price-to-income

£2,701/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield869 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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7%

Total change

+657%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-116.75

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 57 sales

Property Type Mix

Total: 57 sales

Detached14%
Semi-detached31.6%
Terraced12.3%
Flat/maisonette42.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£74k£71k-4.7%2
Post-dot-com plateau2001–2004£163k£207k+27.3%2
Pre-crash peak2005–2007£181k£135k-25.5%2.7
GFC & correction2008–2012£241k£131k-45.5%1.7
Help-to-Buy recovery2013–2016£245k£207k-15.5%1.7
Brexit uncertainty2017–2019£216k£361k+66.9%2.3
Pandemic surge2020–2021£220k£470k+113.6%2
Rate-rise correction2023–2023£235k£235k+0%1
Current market2024–2026£255k£560k+119.6%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
6.5%
District
6.5%
Semi-detached+0% α
Local
5.8%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position10

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
Elm Park Underground StationDistrict
41 min walk
Hornchurch Underground StationDistrict
48 min walk
Dagenham East Underground StationDistrict
48 min walk
Upminster Bridge Underground StationDistrict
58 min walk
No bus stops within 400m

15

Walkability score

49

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park77m
Santander docks (800m)0
Nearest cycle dock14.0 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.1 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

61 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

352

Parks (1km)

4

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 Saxon Horn (446 m)

Nearest supermarketCo-op Food · 3.2 km
1 tennis courts1 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)

3.3km

Post office

Nearby cafes

The Grangewood Cafe85 m
Perfect Bites583 m
Essex Sandwich Bar696 m

Nearby restaurants

Five Star Fish Bar93 m
Peking House292 m
Essex Fish Bar410 m
The Bagel Bar428 m

Nearby pubs

The Saxon Horn446 m

Nearby gyms

Chafford Sports Centre682 m
Food hygiene (5-star)66% 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

44

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

48

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,514m
Crossrail 2 route19,819m

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%
Price vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
0%
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)
5
Largest scheme
46 homes · Rainham Wall Engineering, Rainham Wall Engineering, New Road, Rainham, RM13 9PN
Pipeline pressure
NONE

Named schemes (500m)

Rainham Wall Engineering, Rainham Wall Engineering, New Road, Rainham, RM13 9PN46 homes
completed
Land at corner of, Land at corner of, Lambs Lane North, New Road, Rainham, RM13 9EB28 homes
completed
Units 59,61,63-66,68 and 70, Units 59,61,63-66,68 and 70, Warwick Road, Rainham, RM13 9XU16 homes
completed
LIL'S DINER, JUNCTION OF, LIL'S DINER, JUNCTION OF, NEW ROAD, ARTERIAL AVENUE, RM13 9NP12 homes
completed
2 and 4, 2 and 4, Glebe Road, Rainham, RM13 9LH12 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 (£540,000)

£14,500

Standard buyer

£5,750

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 9JL

Full postcodeRM13 9JL
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.520561
Longitude0.206977
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