Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52406, 0.21195

RM13 9QE— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 80/100Transport 15/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
—
Transport
15
Environment
92
Investment
34

The bottom line

RM13 9QE offers low crime and a green environment — 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 9QE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM13 9QE

🛡️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 9QE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Parsonage Farm Primary School

Not yet inspected · 2 min walk

KS2: 103.0

—

Secondary

Harris Academy Rainham

Not yet inspected · 13 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

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

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,289/m²
Price per ft²£398/ft²
Avg floor area106.6 m²

EPC breakdown

C
2%
D
10%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 25%Terraced 11%Detached 64%

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£266,500
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, 150 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

1996–2025 · CAGR

+4.8%

Total change

+288%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.5%

per year

Acceleration

+2.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 28 sales

Property Type Mix

Total: 28 sales

Detached64.3%
Semi-detached25%
Terraced10.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£123k£123k+0%2
Post-dot-com plateau2003–2004£237k£248k+4.6%2
Pre-crash peak2006–2007£256k£314k+22.9%3
GFC & correction2009–2012£250k£331k+32.4%1
Help-to-Buy recovery2014–2016£267k£425k+59.2%1.5
Brexit uncertainty2018–2019£605k£309k-49%1.5
Pandemic surge2020–2021£550k£425k-22.7%1
Rate-rise correction2023–2023£400k£400k+0%1
Current market2024–2025£430k£475k+10.5%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
4.8%
District
4.8%
Semi-detached+0% α
Local
2.9%
District
2.9%

CAGR over 29yr 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
Seasonal Timing0
Trend Position75

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
21 min walk
Elm Park Underground StationDistrict
38 min walk
Hornchurch Underground StationDistrict
42 min walk
Dagenham East Underground StationDistrict
49 min walk
Upminster Bridge Underground StationDistrict
52 min walk
No bus stops within 400m

11

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria75 min ↑
Waterloo70 min ↑
Canary Wharf ★55 min
City62 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park285m
Santander docks (800m)0
Nearest cycle dock14.4 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: 19.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 0.7 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 NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

70 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.8 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

196

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.9 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

3.1km

Post office

Nearby cafes

Perfect Bites256 m
The Grangewood Cafe600 m

Nearby restaurants

Five Star Fish Bar428 m
Peking House774 m

Nearby pubs

The Saxon Horn266 m
Food hygiene (5-star)64% of 14

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

34

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 score17/100
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 owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,980m
Crossrail 2 route20,108m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
44%
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
46 homes · Rainham Wall Engineering, Rainham Wall Engineering, New Road, Rainham, RM13 9PN
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
Land rear of 93-101, Land rear of 93-101, Briscoe Road, Rainham, RM13 9QG4 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

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 9QE

Full postcodeRM13 9QE
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.524064
Longitude0.211947
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