Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52778, 0.20877

RM13 9LU— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 74/100Transport 12/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
74
Schools
—
Transport
12
Environment
92
Investment
45

The bottom line

RM13 9LU 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 9LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for RM13 9LU

🛡️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 9LU 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 · 17 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 101 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.5 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 505.6%

+18% vs borough

Crime by type

Anti-social behaviour30%
Other24%
Violence & sexual offences24%
Vehicle crime9%
Drug offences6%
Robbery4%
Burglary3%
Theft0%

Stop & search

0.7

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 · 2.6km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area80.4 m²

EPC breakdown

B
1%
C
6%
D
6%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Terraced 76%Detached 12%

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£201,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
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

1995–2023 · CAGR

+7%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

-24.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 25 sales

Property Type Mix

Total: 25 sales

Detached12%
Semi-detached12%
Terraced76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£108k+79.6%1.4
Post-dot-com plateau2002–2004£130k£184k+41.6%1
Pre-crash peak2005–2007£174k£200k+14.9%1.7
GFC & correction2012–2012£188k£188k+0%2
Help-to-Buy recovery2013–2014£210k£273k+29.8%1
Brexit uncertainty2018–2018£325k£325k+0%1
Pandemic surge2020–2021£249k£348k+39.7%2
Rate-rise correction2023–2023£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.3%
District
4.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
22 min walk
Elm Park Underground StationDistrict
32 min walk
Hornchurch Underground StationDistrict
38 min walk
Dagenham East Underground StationDistrict
43 min walk
Upminster Bridge Underground StationDistrict
49 min walk
No bus stops within 400m

4

Walkability score

16

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park750m
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 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: 19.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 0.3 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

54 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

160

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Saxon Horn (732 m)

Nearest supermarketCo-op Food · 2.4 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

4.0km

Post office

Nearby cafes

Perfect Bites713 m
The Grangewood Cafe863 m

Nearby restaurants

Five Star Fish Bar734 m
Peking House954 m
Essex Fish Bar1.0 km

Nearby pubs

The Saxon Horn732 m
Food hygiene (5-star)82% of 11

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 score15/100
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

17.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,941m
Crossrail 2 route19,770m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,070 nationally

1,545

Est. population

6,498/km²

57%

Employed

20%

Degree educated

£38,600

Median income

4.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

20%
20%
15%
22%
23%
Under 1820%
18–3420%
35–4915%
50–6422%
65+23%

Tenure

49%
33%
Own outright49%
Own (mortgage)33%
Private rent9%
Social rent9%

Ethnicity

80%
White British80%
White Other5%
Asian5%
Black8%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household16%
Unemployed3%
No qualifications24%

Housing tenure (Census 2021)

Private rent9%
Social rent9%

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)
6
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
13 homes · LAND REAR OF, 127-131, LAND REAR OF, 127-131, BRISCOE ROAD, RM13 9QQ
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
20, 20, Farm Road, Rainham, RM13 9JU4 homes
completed
Rear of 148-150, Rear of 148-150, Parsonage Road, Rainham, RM13 9LB4 homes
completed
Land rear of 93-101, Land rear of 93-101, Briscoe Road, Rainham, RM13 9QG4 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 9LU

Full postcodeRM13 9LU
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.527775
Longitude0.208768
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