Rainham & Wennington · Havering · Dagenham and Rainham constituency · 51.51840, 0.18992

RM13 9YW— Rainham & Wennington, Havering

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

 

Safety 64/100Transport 41/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
50
Safety
64
Schools
—
Transport
41
Environment
92
Investment
58

The bottom line

RM13 9YW offers a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM13 9YW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: FairInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+161.0% vs London avg

Deep-dive guides for RM13 9YW

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

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How RM13 9YW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

La Salette Catholic Primary School

Not yet inspected · 7 min walk

KS2: 106.9

—

Secondary

Harris Academy Rainham

Not yet inspected · 14 min walk

P8: +0.53A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

169.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+183% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour20%
Vehicle crime10%
Robbery7%
Drug offences5%
Burglary3%
Theft2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.5km

Crime is +161% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build50.0%
Price per m²£3,342/m²
Price per ft²£310/ft²
Avg floor area67 m²

EPC breakdown

B
7%
D
2%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 12%Detached 12%Flat 47%Other 29%

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£167,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2020
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

+11.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Detached16.7%
Terraced16.7%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£60k£60k+0%1
Post-dot-com plateau2002–2003£330k£82k-75.2%1
GFC & correction2012–2012£390k£390k+0%1
Current market2024–2025£290k£250k-13.8%4

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Rainham (London)

Nearby stations

Rainham (London)National Rail
2 min walk
Dagenham East Underground StationDistrict
41 min walk
Elm Park Underground StationDistrict
44 min walk
Dagenham Heathway Underground StationDistrict
49 min walk
Hornchurch Underground StationDistrict
56 min walk
No bus stops within 400m

33

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria68 min ↑
Waterloo61 min ↑
Canary Wharf ★46 min
City54 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)183
Nearest car park103m
Santander docks (800m)0
Nearest cycle dock12.8 km

Nearby car parks

🅿️
Viking Way Pay & Display· yes
226m
🅿️
Tesco Car Park· no
236m
🅿️
Rainham Station (C2C)183 spaces· yes
363m

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

Nearest SSSI: Inner Thames Marshes SSSI — 2.3 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

54 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

358

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 3.5 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

3.2km

Post office

Nearby cafes

The Ship Centre55 m
Stables Café100 m
Delight Cafe163 m
Coffee Station179 m

Nearby restaurants

King's Fish Bar62 m
Le Hope Balti House101 m
Jerk-an-Ting109 m
Village Kebab House122 m

Nearby pubs

The Phoenix83 m
The Albion512 m

Nearby gyms

Rainham Leisure Centre259 m

Nearby pharmacies

Tesco181 m
Food hygiene (5-star)49% of 53

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

58

Investment score

Good

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

51.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,327m
Crossrail 2 route18,687m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,218 nationally

1,957

Est. population

6,512/km²

61%

Employed

29%

Degree educated

£35,700

Median income

7.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

38

Community stability

Age profile

30%
25%
21%
15%
Under 1830%
18–3425%
35–4921%
50–6415%
65+9%

Tenure

16%
25%
35%
21%
Own outright16%
Own (mortgage)25%
Private rent35%
Social rent21%
Shared ownership2%

Ethnicity

51%
16%
White British51%
White Other11%
Asian12%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine28%
No car household36%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent35%
Social rent21%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
44%
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)
455
Largest scheme
396 homes · Dovers Corner industrial estate (incl Rainham Trading est), Dovers Corner industrial estate (incl Rainham Trading est), New Road, RM13 8QT
Pipeline pressure
NONE

Named schemes (500m)

Dovers Corner industrial estate (incl Rainham Trading est), Dovers Corner industrial estate (incl Rainham Trading est), New Road, RM13 8QT396 homes
completed
Former Rainham Squash & Snooker Club, Former Rainham Squash & Snooker Club, Ferry Lane, Rainham, RM13 9UH65 homes
completed
Former Rainham Library and offices, rear of 29, Former Rainham Library and offices, rear of 29, Broadway, Rainham, RM13 9YW57 homes
completed
LAND AT 'RAYDENS', LAND AT 'RAYDENS', UPMINSTER ROAD SOUTH, RM13 9AB21 homes
completed
30, 30, Upminster Road South, Rainham, RM13 9AA6 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 9YW

Full postcodeRM13 9YW
Postcode districtRM13
BoroughLondon Borough of Havering
WardRainham & Wennington
Latitude51.518398
Longitude0.189921
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