Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.51607, 0.19240

RM13 9JQ— Rainham & Wennington, Havering

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

 

Safety 64/100Transport 40/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
48
Safety
64
Schools
—
Transport
40
Environment
72
Investment
58

The bottom line

The catches: high noise levels nearby and 48 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM13 9JQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+161.0% vs London avg

Deep-dive guides for RM13 9JQ

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

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How RM13 9JQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rainham Village Primary School

Not yet inspected · 6 min walk

KS2: 102.9

—

Secondary

Harris Academy Rainham

Not yet inspected · 11 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

169.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+183% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour20%
Vehicle crime10%
Robbery7%
Drug offences5%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.2km

Crime is +161% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,387/m²
Price per ft²£408/ft²
Avg floor area51.8 m²

EPC breakdown

B
4%
C
8%

Based on 12 properties · Confidence: medium

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£129,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2024 · CAGR

+1.5%

Total change

+34%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+24.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£172k£187k+8.7%1.7
Help-to-Buy recovery2013–2014£124k£152k+22.2%1.5
Pandemic surge2020–2021£240k£207k-13.8%1
Current market2024–2024£230k£230k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.5%
District
1.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
2 min walk
Dagenham East Underground StationDistrict
45 min walk
Elm Park Underground StationDistrict
47 min walk
Dagenham Heathway Underground StationDistrict
53 min walk
Hornchurch Underground StationDistrict
58 min walk
No bus stops within 400m

33

Walkability score

121

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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)183
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock13.0 km

Nearby car parks

🅿️
Rainham Station (C2C)183 spaces· yes
52m
🅿️
Viking Way Pay & Display· yes
384m
🅿️
Tesco Car Park· no
441m

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: 18.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 10%
More green space than 87% of London

Nearest SSSI: Inner Thames Marshes SSSI — 2.0 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

52 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

337

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 3.7 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

4.0km

Post office

Nearby cafes

Coffee Station151 m
Stables Café219 m
Delight Cafe251 m
Britannia Cafe295 m

Nearby restaurants

Jerk-an-Ting203 m
Golden Dragon222 m
Rainham Pizza & Kebab House231 m
Gah Shing257 m

Nearby pubs

The Phoenix230 m
The Albion756 m

Nearby gyms

Rainham Leisure Centre394 m

Nearby pharmacies

Tesco461 m
Food hygiene (5-star)50% of 52

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

58

Investment score

Good

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,389m
Crossrail 2 route18,902m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,218 nationally

1,957

Est. population

6,512/km²

61%

Employed

29%

Degree educated

£35,700

Median income

7.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

38

Community stability

Age profile

30%
25%
21%
15%
Under 1830%
18–3425%
35–4921%
50–6415%
65+9%

Tenure

16%
25%
35%
21%
Own outright16%
Own (mortgage)25%
Private rent35%
Social rent21%
Shared ownership2%

Ethnicity

51%
16%
White British51%
White Other11%
Asian12%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine28%
No car household36%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent35%
Social rent21%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
50%
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)
455
Largest scheme
396 homes · Dovers Corner industrial estate (incl Rainham Trading est), Dovers Corner industrial estate (incl Rainham Trading est), New Road, RM13 8QT
Pipeline pressure
NONE

Named schemes (500m)

Former Rainham Squash & Snooker Club, Former Rainham Squash & Snooker Club, Ferry Lane, Rainham, RM13 9UH65 homes
completed
Former Rainham Library and offices, rear of 29, Former Rainham Library and offices, rear of 29, Broadway, Rainham, RM13 9YW57 homes
completed
LAND WEST OF, LAND WEST OF, FERRO ROAD, WENNINGTON ROAD (61-125 REAR OF), RM13 9TH57 homes
completed
LAND AT 'RAYDENS', LAND AT 'RAYDENS', UPMINSTER ROAD SOUTH, RM13 9AB21 homes
completed
30, 30, Upminster Road South, Rainham, RM13 9AA6 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 9JQ

Full postcodeRM13 9JQ
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.516068
Longitude0.192404
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