Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.51832, 0.20244

RM13 9NW— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 73/100Transport 27/100Yield 4.00%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
73
Schools
—
Transport
27
Environment
92
Investment
40

The bottom line

RM13 9NW offers low crime and a green environment at £390,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM13 9NW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income-15.0% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for RM13 9NW

🛡️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 9NW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Brady Primary School

Not yet inspected · 6 min walk

KS2: 106.6

—

Secondary

Harris Academy Rainham

Not yet inspected · 5 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.8 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 2580.0%

+30% vs borough

Crime by type

Violence & sexual offences25%
Other21%
Anti-social behaviour20%
Vehicle crime16%
Drug offences12%
Burglary4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is +20% above 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.

£390,000

Median sale price

25% below London median

£390,000 is 25% below the London median (£520,000)

-6.7%

This year

Terraced

Dominant type

Price history

5-year change
+14.5%
Sales (24 months)5
New build0.0%
Avg terraced£390,000
Price per m²£4,545/m²
Price per ft²£422/ft²
Avg floor area86.1 m²

EPC breakdown

C
7%
D
23%
E
4%

Based on 34 properties · Confidence: high

Street mix

Semi 10%Terraced 90%

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£7,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,700

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

10.9×

Price-to-income

£1,951/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£215,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.6%

per year

Acceleration

+9.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached10.3%
Terraced89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£88k+51.3%2.5
Post-dot-com plateau2001–2002£88k£115k+31.1%3
Pre-crash peak2005–2007£166k£198k+19.3%2.3
GFC & correction2008–2012£207k£183k-11.8%1.5
Help-to-Buy recovery2014–2016£240k£285k+19%4
Brexit uncertainty2018–2019£265k£319k+20.4%2
Rate-rise correction2022–2023£380k£378k-0.7%1
Current market2024–2025£389k£438k+12.6%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
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
10 min walk
Elm Park Underground StationDistrict
44 min walk
Dagenham East Underground StationDistrict
48 min walk
Hornchurch Underground StationDistrict
52 min walk
Dagenham Heathway Underground StationDistrict
58 min walk
No bus stops within 400m

22

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria77 min ↑
Waterloo70 min ↑
Canary Wharf ★55 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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)183
Nearest car park296m
Santander docks (800m)0
Nearest cycle dock13.7 km

Nearby car parks

🅿️
Viking Way Pay & Display· yes
694m
🅿️
Rainham Station (C2C)183 spaces· yes
728m
🅿️
Tesco Car Park· no
744m

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: 19.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne 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

57 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

597

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 3.4 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)

4.4km

Post office

Nearby cafes

The Grangewood Cafe319 m
Essex Sandwich Bar355 m
Britannia Cafe692 m
Delight Cafe707 m

Nearby restaurants

Peking House193 m
Essex Fish Bar209 m
The Bagel Bar215 m
My Masala463 m

Nearby gyms

Chafford Sports Centre397 m
Rainham Leisure Centre661 m
Food hygiene (5-star)50% of 32

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

40

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

41

Price growth score

D
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,129m
Crossrail 2 route19,546m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,470 nationally

1,723

Est. population

9,385/km²

58%

Employed

27%

Degree educated

£35,700

Median income

6.4%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

29%
20%
20%
18%
14%
Under 1828%
18–3420%
35–4920%
50–6418%
65+14%

Tenure

28%
34%
25%
Own outright28%
Own (mortgage)34%
Private rent25%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

50%
14%
16%
White British50%
White Other12%
Asian14%
Black16%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household27%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent25%
Social rent12%

vs. London

Income vs London-15.0%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
6
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)

Winifred Whittingham House, Winifred Whittingham House, Brookway, Rainham, RM13 9JE36 homes
completed
LAND AT BRIDGE HAULAGE & LAND AT REAR, LAND AT BRIDGE HAULAGE & LAND AT REAR, ARTERIAL AVENUE, UPMINSTER ROAD SOUTH (242), RM13 9PD22 homes
completed
Rear of 128-152, Rear of 128-152, Wennington Road, RM138 homes
completed
Former Rainham Police Station, 1-6, Former Rainham Police Station, 1-6, New Road, Rainham, RM13 9PW6 homes
completed
190 Wennington Road, 190, Rainham, RM13 9DG4 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 (£390,000)

£7,000

Standard buyer

£0

First-time buyer

Save £7,000

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 9NW

Full postcodeRM13 9NW
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.518317
Longitude0.202443
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