Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52220, 0.20476

RM13 9LH— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 80/100Transport 20/100Low yield 3.45%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
—
Transport
20
Environment
92
Investment
37

The bottom line

RM13 9LH offers low crime and a green environment at £452,500 median — 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 9LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.0% vs London avg
vs London income-8.1% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for RM13 9LH

🛡️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 9LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Parsonage Farm Primary School

Not yet inspected · 5 min walk

KS2: 103.0

—

Secondary

Harris Academy Rainham

Not yet inspected · 9 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 94 min walk

4 primaries · 1 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 · 2.1km

Crime is 50% below 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.

£452,500

Median sale price

13% below London median

£452,500 is 13% below the London median (£520,000)

+22.8%

This year

Detached

Dominant type

Price history

5-year change
-8.1%
Sales (24 months)6
New build0.0%
Avg detached£488,500
Avg semi-detached£600,000
Avg terraced£421,000
Price per m²£4,110/m²
Price per ft²£382/ft²
Avg floor area111 m²

EPC breakdown

C
5%
D
24%
E
11%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 36%Terraced 26%Detached 38%

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£10,125
First-time buyerFTB
£1,375
Additional propertyBTL/2nd
£23,700

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

11.7×

Price-to-income

£2,264/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£277,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2026 · CAGR

+7.4%

Total change

+803%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.7%

per year

Acceleration

+51.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 74 sales

Property Type Mix

Total: 74 sales

Detached37.8%
Semi-detached36.5%
Terraced25.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£145k+141.7%3.5
Post-dot-com plateau2001–2004£164k£230k+40.2%3.7
Pre-crash peak2006–2007£220k£250k+13.6%4
GFC & correction2008–2012£305k£228k-25.4%1.5
Help-to-Buy recovery2013–2016£275k£332k+20.7%1.8
Brexit uncertainty2017–2019£398k£425k+6.8%3.3
Pandemic surge2020–2021£250k£493k+97%1.5
Current market2024–2026£501k£542k+8.1%2.7

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Detached+0% α
Local
6.6%
District
6.6%
Semi-detached+0% α
Local
5.6%
District
5.6%
Terraced+0% α
Local
3.2%
District
3.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
14 min walk
Elm Park Underground StationDistrict
39 min walk
Dagenham East Underground StationDistrict
45 min walk
Hornchurch Underground StationDistrict
46 min walk
Dagenham Heathway Underground StationDistrict
57 min walk
No bus stops within 400m

18

Walkability score

54

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park230m
Santander docks (800m)0
Nearest cycle dock13.9 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne 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

THE COLLEGE PRACTICE

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

59 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

300

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Saxon Horn (580 m)

Nearest supermarketCo-op Food · 3.0 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)

3.6km

Post office

Nearby cafes

The Grangewood Cafe233 m
Perfect Bites694 m
Essex Sandwich Bar809 m

Nearby restaurants

Five Star Fish Bar240 m
Peking House275 m
Essex Fish Bar351 m
The Bagel Bar365 m

Nearby pubs

The Saxon Horn580 m

Nearby gyms

Chafford Sports Centre827 m
Food hygiene (5-star)67% of 24

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

37

Investment score

Weak

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

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

33/100

Velocity score

Future outlook

37.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,440m
Crossrail 2 route19,641m

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%
Price vs London-13.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
6
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
2 and 4, 2 and 4, Glebe Road, Rainham, RM13 9LH12 homes
completed
LIL'S DINER, JUNCTION OF, LIL'S DINER, JUNCTION OF, NEW ROAD, ARTERIAL AVENUE, RM13 9NP12 homes
completed
Former Rainham Police Station, 1-6, Former Rainham Police Station, 1-6, New Road, Rainham, RM13 9PW6 homes
completed
Land adj to 20 & 25, Land adj to 20 & 25, Surridge Close, Parsonage Road, Rainham, RM13 9LL6 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 (£452,500)

£10,125

Standard buyer

£1,375

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 9LH

Full postcodeRM13 9LH
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.522203
Longitude0.204764
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