Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.52481, 0.21632

RM13 9SF— Rainham & Wennington, Havering

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

 

Safety 74/100Transport 15/100Yield 3.87%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
74
Schools
—
Transport
15
Environment
92
Investment
39

The bottom line

RM13 9SF offers low crime and a green environment at £403,500 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 9SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-22.4% vs London avg
vs London income-8.1% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for RM13 9SF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How RM13 9SF 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 · 16 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 105 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

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 +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£403,500

Median sale price

22% below London median

£403,500 is 22% below the London median (£520,000)

-0.5%

This year

Semi-detached

Dominant type

Price history

5-year change
-0.9%
Sales (24 months)6
New build0.0%
Avg semi-detached£403,500
Price per m²£4,580/m²
Price per ft²£425/ft²
Avg floor area88.4 m²

EPC breakdown

C
6%
D
37%
E
5%
F
3%

Based on 51 properties · Confidence: high

Street mix

Semi 93%Terraced 6%Detached 1%

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£7,675
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,780

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

10.5×

Price-to-income

£2,019/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield869 kWh/kWp/yr
Rebuild cost estimate£221,000
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
WallsCavity wall, filled cavity
RoofPitched, no 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

1996–2025 · CAGR

+5.9%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-13.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 70 sales

Property Type Mix

Total: 70 sales

Detached1.4%
Semi-detached92.9%
Terraced5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£66k£87k+32.8%3.2
Post-dot-com plateau2001–2004£123k£184k+48.6%2.8
Pre-crash peak2005–2007£195k£220k+12.8%1.7
GFC & correction2009–2012£186k£211k+13.2%2.5
Help-to-Buy recovery2013–2016£213k£316k+48.7%3.8
Brexit uncertainty2017–2019£337k£300k-10.8%3
Pandemic surge2021–2021£407k£407k+0%1
Rate-rise correction2022–2023£398k£400k+0.6%1.5
Current market2024–2025£400k£346k-13.5%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.9%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
38 min walk
Hornchurch Underground StationDistrict
41 min walk
Upminster Bridge Underground StationDistrict
50 min walk
Dagenham East Underground StationDistrict
51 min walk
No bus stops within 400m

7

Walkability score

14

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 park416m
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 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: 20.1 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

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.7 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

136

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 (404 m)

No restaurants within 800m — nearest: Five Star Fish Bar (713 m)

Nearest supermarketCo-op Food · 2.9 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)

2.9km

Post office

Nearby cafes

Perfect Bites273 m

Nearby restaurants

Five Star Fish Bar713 m

Nearby pubs

The Saxon Horn404 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

39

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

39.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,292m
Crossrail 2 route20,375m

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%
Price vs London-22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
19
Largest scheme
13 homes · LAND REAR OF, 127-131, LAND REAR OF, 127-131, BRISCOE ROAD, RM13 9QQ
Pipeline pressure
NONE

Named schemes (500m)

132, 132, Lake Avenue, Rainham, RM13 9SQ8 homes
completed
61-63 KING EDWARD AVENUE, RAINHAM, RM13 9RH3 homes
completed
119 Lake Avenue, 119, Rainham, RM13 9SQ3 homes
completed
132, 132, LakeAvenue, Rainham, RM13 9SQ2 homes
completed
92, 92, Briscoe Road, RM132 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 (£403,500)

£7,675

Standard buyer

£0

First-time buyer

Save £7,675

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 9SF

Full postcodeRM13 9SF
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.524809
Longitude0.216322
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