Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52229, 0.21554

RM13 9SA— Rainham & Wennington, Havering

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

More green space than most of London

 

Safety 4/100Transport 15/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
30
Safety
4
Schools
—
Transport
15
Environment
82
Investment
35

The bottom line

RM13 9SA offers a green environment — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

RM13 9SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: PoorInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM13 9SA

🛡️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 high crime

“More green space than most of London”

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How RM13 9SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Parsonage Farm Primary School

Not yet inspected · 6 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 · 102 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 8059.1%

+733% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other31%
Violence & sexual offences30%
Anti-social behaviour14%
Vehicle crime13%
Drug offences5%
Burglary4%
Robbery1%
Theft0%

Stop & search

2.0

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 · 1.8km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,229/m²
Price per ft²£486/ft²
Avg floor area107.1 m²

EPC breakdown

C
1%
D
7%
E
3%
F
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 44%Detached 44%Other 13%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£267,750
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, 50 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

+7%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.9%

per year

Acceleration

+29.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 14 sales

Property Type Mix

Total: 14 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£135k+73.4%1.7
Post-dot-com plateau2001–2004£134k£436k+225.4%1
Pre-crash peak2007–2007£448k£448k+0%1
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2016–2016£345k£345k+0%1
Pandemic surge2020–2021£372k£540k+45.2%1
Rate-rise correction2023–2023£475k£475k+0%1
Current market2025–2025£560k£560k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
14.8%
District
14.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
23 min walk
Elm Park Underground StationDistrict
41 min walk
Hornchurch Underground StationDistrict
44 min walk
Dagenham East Underground StationDistrict
53 min walk
Upminster Bridge Underground StationDistrict
53 min walk
No bus stops within 400m

8

Walkability score

17

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park179m
Santander docks (800m)0
Nearest cycle dock14.6 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: 10.0 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: 20.0 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 0.9 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

73 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Five Star Fish Bar (549 m)

Nearest supermarketCo-op Food · 3.2 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)

2.8km

Post office

Nearby cafes

Perfect Bites63 m
The Grangewood Cafe709 m

Nearby restaurants

Five Star Fish Bar549 m

Nearby pubs

The Saxon Horn178 m
Food hygiene (5-star)60% of 10

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

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

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

25/100

Velocity score

Future outlook

27.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,137m
Crossrail 2 route20,380m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,210 nationally

1,968

Est. population

217/km²

58%

Employed

25%

Degree educated

£38,600

Median income

5.3%

Claimant rate

SuburbanLow densityMixed

54

Community stability

Age profile

26%
20%
19%
18%
17%
Under 1826%
18–3420%
35–4919%
50–6418%
65+17%

Tenure

40%
33%
18%
Own outright40%
Own (mortgage)33%
Private rent18%
Social rent8%
Shared ownership1%
Rent free1%

Ethnicity

62%
13%
White British62%
White Other7%
Asian13%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household16%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent18%
Social rent8%

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)
17
Largest scheme
28 homes · Land at corner of, Land at corner of, Lambs Lane North, New Road, Rainham, RM13 9EB
Pipeline pressure
NONE

Named schemes (500m)

61-63 KING EDWARD AVENUE, RAINHAM, RM13 9RH3 homes
completed
45, 45, King Edward Avenue, Rainham, RM13 9RH1 homes
completed
Shangri La, Shangri La, Lambs Lane North, Rainham, RM13 9XF1 homes
completed
Rear of 2-4, Rear of 2-4, Berwick Road, Rainham, RM13 9QU1 homes
completed
Land rear of 348, Land rear of 348, Upminster Road North, Rainham, RM13 9RY1 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 9SA

Full postcodeRM13 9SA
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.522288
Longitude0.215537
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