Blacksmiths Lane, Rainham

House prices, sold prices and local information for RM13 7AD, RM13 7AH.

Average price (last 12 months)
£557,500
2 sales
Average price (since 2016)
£466,326
23 sales
Price range
£345k – £595k
lowest to highest sale
Last sale
16 Jul 2026
RM13 7AD

At a glance

House prices£558k average31% above the Rainham average CrimeAbout averageLower crime than about 50% of neighbourhoods in England DeprivationAbout averageDecile 6 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station21 min walkRainham (London) station Schools2 rated Good or betterWithin 1.5 miles Ultrafast broadband100% of homesNational average 80%

23 property sales on Blacksmiths Lane, Rainham have been recorded by HM Land Registry since 2016. In the last 12 months 2 homes sold here for an average of £557,500. Most sales here are detached homes, which have sold for an average of £482,000. Average sale prices rose from £432,750 in 2016 to £557,500 in 2026 (+29%), though averages on a single street can swing with the mix of homes sold. That is 31% above the Rainham average of £426,959 over the same period. 3 homes here have sold more than once since 2016; 3 of them sold for more the second time.

House prices on Blacksmiths Lane compared

Blacksmiths Lane£557,500
RM13 postcode area£426,959
Rainham£426,959
England & Wales£356,718

Average sale price over the last 12 months. See all RM13 house prices.

Average sale price by year

2016: £432,750 (2 sales)2016£433k2017: £530,000 (1 sales)2017£530k2018: £427,500 (2 sales)2018£428k2019: £446,100 (5 sales)2019£446k2020: £345,000 (1 sales)2020£345k2021: £474,750 (4 sales)2021£475k2022: £500,250 (2 sales)2022£500k2024: £435,000 (1 sales)2024£435k2025: £483,333 (3 sales)2025£483k2026: £557,500 (2 sales)2026£558k

Prices by property type

TypeSalesAverage priceLast sold
Detached14£482,00016 Jul 2026
Semi-detached9£441,94425 Jun 2025

Sold prices on Blacksmiths Lane

AddressDatePriceTypeTenure
13, Blacksmiths Lane RM13 7AD 16 Jul 2026£520,000 DetachedFreehold
40, Blacksmiths Lane RM13 7AH 6 Mar 2026£595,000 DetachedFreehold
3, Blacksmiths Lane RM13 7AD 4 Dec 2025£475,000 DetachedFreehold
35, Blacksmiths Lane RM13 7AD 25 Jun 2025£440,000 Semi-detachedFreehold
34, Blacksmiths Lane RM13 7AH 3 Feb 2025£580,000 DetachedFreehold
54, Blacksmiths Lane RM13 7AH 24 Jan 2025£430,000 Semi-detachedFreehold
42, Blacksmiths Lane RM13 7AH 19 Jul 2024£435,000 Semi-detachedFreehold
11, Blacksmiths Lane RM13 7AD 25 Oct 2022£565,000 DetachedFreehold
51, Blacksmiths Lane RM13 7AH 15 Jul 2022£435,500 Semi-detachedFreehold
9, Blacksmiths Lane RM13 7AD 16 May 2022£525,000 DetachedFreehold
24, Blacksmiths Lane RM13 7AD 22 Dec 2021£525,000 DetachedFreehold
15, Blacksmiths Lane RM13 7AD 17 Sep 2021£435,000 DetachedFreehold
52, Blacksmiths Lane RM13 7AH 6 Aug 2021£564,000 Semi-detachedFreehold
22, Blacksmiths Lane RM13 7AD 7 May 2021£375,000 Semi-detachedFreehold
16, Blacksmiths Lane RM13 7AD 27 Jul 2020£345,000 DetachedFreehold
47, Blacksmiths Lane RM13 7AH 20 Sep 2019£400,000 Semi-detachedFreehold
46, Blacksmiths Lane RM13 7AH 28 Aug 2019£526,000 DetachedFreehold
35, Blacksmiths Lane RM13 7AD 17 May 2019£420,000 Semi-detachedFreehold
26, Blacksmiths Lane RM13 7AD 5 Apr 2019£437,500 DetachedFreehold
5, Blacksmiths Lane RM13 7AD 8 Feb 2019£447,000 DetachedFreehold
13, Blacksmiths Lane RM13 7AD 6 Jul 2018£455,000 DetachedFreehold
30, Blacksmiths Lane RM13 7AD 25 Jan 2018£400,000 DetachedFreehold
10, Blacksmiths Lane RM13 7AD 7 Jul 2017£530,000 DetachedFreehold
2, Blacksmiths Lane RM13 7AD 14 Dec 2016£478,000 Semi-detachedFreehold
26, Blacksmiths Lane RM13 7AD 22 Jul 2016£387,500 DetachedFreehold

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
13, Blacksmiths Lane £455,000 (Jul 2018) → £520,000 (Jul 2026) +14%
over 8 yrs
35, Blacksmiths Lane £420,000 (May 2019) → £440,000 (Jun 2025) +5%
over 6 yrs
26, Blacksmiths Lane £387,500 (Jul 2016) → £437,500 (Apr 2019) +13%
over 3 yrs

Buying on Blacksmiths Lane?

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Crime and flood risk near Blacksmiths Lane

Crime

260 crimes were reported within about a mile of Blacksmiths Lane in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Lower crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences77
Anti-social behaviour47
Shoplifting44
Vehicle crime25
Public order20
Other theft18

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Blacksmiths Lane is in or near 6 Environment Agency flood areas:

  • River Beam at Dagenham Flood alert area
  • Rivers Beam and Rom Flood alert area
  • River Ingrebourne at Hornchurch Flood warning area
  • Tidal Thames from The Mardyke to Barking Creek Flood alert area
  • Tidal Thames in the boroughs of Havering, Barking and Dagenham, and Newham Flood alert area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Blacksmiths Lane

SchoolTypeAgesOfstedDistance
Whybridge Junior School 359 pupils Primary 7–11 Report 0.1 mi
Whybridge Infant School 269 pupils Primary 4–7 Report 0.2 mi
The Brittons Academy 730 pupils Secondary 11–16 Good Report 0.3 mi
Scargill Junior School 358 pupils Primary 7–11 Report 0.6 mi
Scargill Infant School 224 pupils Primary 2–7 Good Report 0.6 mi
St Alban's Catholic Primary School 215 pupils Primary Roman Catholic 4–11 Report 0.6 mi
La Salette Catholic Primary School 210 pupils Primary Roman Catholic 4–11 Report 0.6 mi
Newtons Primary School 459 pupils Primary 3–11 Report 0.8 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around and local GPs

Train, tram & metro stations

  • Rainham (London) station 1.1 mi · 21 min walk
  • Dagenham Dock station 1.9 mi · 37 min walk
  • Emerson Park station 2.9 mi · 58 min walk
  • Dagenham East Underground Station 1.3 mi · 26 min walk
  • Elm Park Underground Station 1.3 mi · 26 min walk

Nearest bus stops

  • Nelson Road / South Hornchurch (Stop K) 2 min walk
  • Nelson Road / South Hornchurch (Stop D) 2 min walk
  • Alexandra Road (RM13) (Stop G, SOUTH END ROAD) 3 min walk
  • Alexandra Road (RM13) (Stop Q, SOUTH END ROAD) 3 min walk

GP surgeries

  • Harlow Road Surgery
    1 Harlow Road, Rainham · 0.1 mi
  • South Hornchurch Medical Practice
    South Hornchurh Hlth Ctr, 106 South End Road, Rainham · 0.1 mi
  • Wood Lane Surgery
    39 Wood Lane, Elm Park, Hornchurch · 0.9 mi
  • Beam Park Medical Practice
    Beam Park Health Centre, 2 Halewood Way, Rainham · 0.9 mi

Sources: Department for Transport (NaPTAN) and NHS England practice data. Walking times are estimates from straight-line distance.

Area profile

Deprivation

12345678910

This neighbourhood is in decile 6 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income: decile 6 of 10 · Crime: decile 6 of 10.

Homes

HereEng & Wales
Owned81.6%62.5%
Private rented13.0%20.3%
Social rented5.4%17.1%
Households624

People

HereEng & Wales
Under 1519.5%17.4%
Aged 15–6463.0%64.1%
Aged 65+17.5%18.6%
Residents1,697

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)100%80%
Gigabit-capable100%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Nearby streets in RM13

See all streets in Rainham All streets in RM13