Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52297, 0.21718

RM13 9SB— Rainham & Wennington, Havering

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

London's quiet achiever

 

Safety 74/100Transport 15/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
74
Schools
—
Transport
15
Environment
79
Investment
45

The bottom line

RM13 9SB 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 9SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for RM13 9SB

🛡️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 9SB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Parsonage Farm Primary School

Not yet inspected · 7 min walk

KS2: 103.0

—

Secondary

Harris Academy Rainham

Not yet inspected · 15 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 104 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 347.8%

+10% vs borough

Crime by type

Anti-social behaviour41%
Other21%
Violence & sexual offences18%
Vehicle crime15%
Burglary5%
Drug offences0%
Theft0%
Robbery0%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area125.9 m²

EPC breakdown

C
2%
D
3%
E
4%
F
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 45%Terraced 30%Detached 20%Other 5%

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£314,750
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, 300+ 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

1997–2022 · CAGR

+12.9%

Total change

+1985%

Market Activity

Price Velocity & Acceleration

Current Velocity

+222.0%

per year

Acceleration

+198.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Detached21.1%
Semi-detached47.4%
Terraced31.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£59k£180k+205%1.5
Post-dot-com plateau2003–2004£205k£240k+17.1%1
Pre-crash peak2005–2006£150k£212k+41.3%1
GFC & correction2008–2009£250k£230k-8%1
Help-to-Buy recovery2013–2014£250k£263k+5%1.5
Brexit uncertainty2017–2019£360k£350k-2.8%2
Pandemic surge2020–2021£310k£382k+23.2%1
Rate-rise correction2022–2022£1.23m£1.23m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
25 min walk
Elm Park Underground StationDistrict
41 min walk
Hornchurch Underground StationDistrict
43 min walk
Upminster Bridge Underground StationDistrict
52 min walk
Dagenham East Underground StationDistrict
53 min walk
No bus stops within 400m

7

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park315m
Santander docks (800m)0
Nearest cycle dock14.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 20.1 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 10%
More green space than 98% 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

1

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

131

Parks (1km)

0

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 (313 m)

No restaurants within 800m — nearest: Five Star Fish Bar (679 m)

Nearest supermarketCo-op Food · 3.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

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 Bites175 m

Nearby restaurants

Five Star Fish Bar679 m

Nearby pubs

The Saxon Horn313 m
Food hygiene (5-star)50% of 4

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 score17/100
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

22.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,271m
Crossrail 2 route20,484m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,598 nationally

1,560

Est. population

910/km²

56%

Employed

25%

Degree educated

£38,600

Median income

3.6%

Claimant rate

SuburbanLow densityOwner occupiers / families

65

Community stability

Age profile

19%
16%
16%
22%
26%
Under 1820%
18–3416%
35–4917%
50–6422%
65+26%

Tenure

54%
38%
Own outright54%
Own (mortgage)38%
Private rent7%
Social rent1%

Ethnicity

80%
White British80%
White Other7%
Asian4%
Black6%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household15%
Unemployed3%
No qualifications23%

Housing tenure (Census 2021)

Private rent7%
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)
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)
15
Largest scheme
12 homes · 116, 116, Briscoe Road, Rainham, RM13 9QG
Pipeline pressure
NONE

Named schemes (500m)

1, 1, MacLennan Avenue, Rainham, RM13 9SS1 homes
completed
17, 17, Lake Avenue, Rainham, RM13 9SE1 homes
completed
Land adjacent 92, Land adjacent 92, Lake Avenue, Rainham, RM13 9SG1 homes
completed
Rear of 2-4, Rear of 2-4, Berwick Road, Rainham, RM13 9QU1 homes
completed
Adjacent, 1, Adjacent, 1, Faircross Avenue, RM131 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 9SB

Full postcodeRM13 9SB
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.522967
Longitude0.217184
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