Lakeside, Rainham

House prices, sold prices and local information for RM13 9SN, RM13 9SW.

Average price (last 12 months)
£468,000
5 sales
Average price (since 2016)
£390,071
35 sales
Price range
£230k – £516k
lowest to highest sale
Last sale
31 Jul 2026
RM13 9SN

35 property sales on Lakeside, Rainham have been recorded by HM Land Registry since 2016. In the last 12 months 5 homes sold here for an average of £468,000. Most sales here are semi-detached homes, which have sold for an average of £390,379. Average sale prices rose from £337,500 in 2016 to £466,875 in 2026 (+38%), though averages on a single street can swing with the mix of homes sold. That is 10% 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.

Average sale price by year

2016: £337,500 (2 sales)2016£338k2017: £342,498 (2 sales)2017£342k2018: £345,667 (3 sales)2018£346k2019: £332,500 (2 sales)2019£333k2020: £335,800 (5 sales)2020£336k2021: £384,750 (4 sales)2021£385k2022: £423,750 (2 sales)2022£424k2023: £390,875 (4 sales)2023£391k2024: £432,500 (2 sales)2024£433k2025: £445,800 (5 sales)2025£446k2026: £466,875 (4 sales)2026£467k

Prices by property type

TypeSalesAverage priceLast sold
Semi-detached33£390,37931 Jul 2026
Detached1£350,00020 May 2021
Terraced1£420,00029 Sep 2023

Sold prices on Lakeside

AddressDatePriceTypeTenure
55, Lakeside RM13 9SN 31 Jul 2026£470,000 Semi-detachedFreehold
15, Lakeside RM13 9SN 13 Feb 2026£450,000 Semi-detachedFreehold
42, Lakeside RM13 9SW 15 Jan 2026£512,500 Semi-detachedFreehold
113, Lakeside RM13 9SN 9 Jan 2026£435,000 Semi-detachedFreehold
64, Lakeside RM13 9SW 4 Dec 2025£472,500 Semi-detachedFreehold
26, Lakeside RM13 9SW 24 Jul 2025£445,000 Semi-detachedFreehold
50, Lakeside RM13 9SW 14 Jul 2025£516,000 Semi-detachedFreehold
53, Lakeside RM13 9SN 29 May 2025£388,000 Semi-detachedFreehold
12, Lakeside RM13 9SW 22 May 2025£407,500 Semi-detachedFreehold
51, Lakeside RM13 9SN 6 Dec 2024£387,500 Semi-detachedFreehold
29, Lakeside RM13 9SN 30 Oct 2024£420,000 Semi-detachedFreehold
57, Lakeside RM13 9SN 11 Apr 2024£445,000 Semi-detachedFreehold
69, Lakeside RM13 9SN 18 Dec 2023£378,500 Semi-detachedFreehold
87, Lakeside RM13 9SN 29 Sep 2023£420,000 TerracedFreehold
38, Lakeside RM13 9SW 5 Sep 2023£430,000 Semi-detachedFreehold
95, Lakeside RM13 9SN 21 Aug 2023£475,000 Semi-detachedFreehold
79, Lakeside RM13 9SN 28 Jul 2023£370,000 Semi-detachedFreehold
41, Lakeside RM13 9SN 23 Jun 2023£370,000 Semi-detachedFreehold
40, Lakeside RM13 9SW 28 Apr 2023£395,000 Semi-detachedFreehold
14, Lakeside RM13 9SW 9 Aug 2022£425,000 Semi-detachedFreehold
76, Lakeside RM13 9SW 16 Mar 2022£422,500 Semi-detachedFreehold
18, Lakeside RM13 9SW 29 Sep 2021£399,000 Semi-detachedFreehold
119, Lakeside RM13 9SN 20 May 2021£350,000 DetachedFreehold
37, Lakeside RM13 9SN 14 Apr 2021£375,000 Semi-detachedFreehold
95, Lakeside RM13 9SN 24 Mar 2021£415,000 Semi-detachedFreehold
94, Lakeside RM13 9SW 17 Dec 2020£370,000 Semi-detachedFreehold
64, Lakeside RM13 9SW 30 Sep 2020£385,000 Semi-detachedFreehold
115, Lakeside RM13 9SN 29 May 2020£317,000 Semi-detachedFreehold
47, Lakeside RM13 9SN 28 May 2020£230,000 Semi-detachedFreehold
62, Lakeside RM13 9SW 28 Feb 2020£377,000 Semi-detachedFreehold
55, Lakeside RM13 9SN 15 Aug 2019£340,000 Semi-detachedFreehold
101, Lakeside RM13 9SN 22 May 2019£325,000 Semi-detachedFreehold
24, Lakeside RM13 9SW 7 Sep 2018£365,000 Semi-detachedFreehold
64, Lakeside RM13 9SW 22 Aug 2018£272,000 Semi-detachedFreehold
35, Lakeside RM13 9SN 7 Jun 2018£400,000 Semi-detachedFreehold
27, Lakeside RM13 9SN 20 Dec 2017£410,000 Semi-detachedFreehold
95, Lakeside RM13 9SN 11 May 2017£349,995 Semi-detachedFreehold
99, Lakeside RM13 9SN 27 Feb 2017£315,000 Semi-detachedFreehold
46, Lakeside RM13 9SW 30 Jan 2017£335,000 Semi-detachedFreehold
90, Lakeside RM13 9SW 15 Aug 2016£350,000 Semi-detachedFreehold
68, Lakeside RM13 9SW 26 Feb 2016£325,000 Semi-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
55, Lakeside £340,000 (Aug 2019) → £470,000 (Jul 2026) +38%
over 7 yrs
64, Lakeside £272,000 (Aug 2018) → £385,000 (Sep 2020) → £472,500 (Dec 2025) +74%
over 7 yrs
95, Lakeside £349,995 (May 2017) → £415,000 (Mar 2021) → £475,000 (Aug 2023) +36%
over 6 yrs

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Crime and flood risk near Lakeside

Crime

72 crimes were reported within about a mile of Lakeside in August 2026.

Anti-social behaviour31
Violence & sexual offences15
Vehicle crime11
Burglary3
Other theft3
Bicycle theft2

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

Flood risk

Lakeside is in or near 6 Environment Agency flood areas:

  • Tidal Thames in the boroughs of Bexley and Greenwich 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 Lakeside

SchoolTypeAgesOfstedDistance
Parsonage Farm Primary School 564 pupils Primary 4–11 Report 0.4 mi
Harris Academy Rainham 913 pupils Secondary 11–16 Report 1.0 mi
Brady Primary School 423 pupils Primary 3–11 Report 1.0 mi
Harris Rainham Sixth Form 304 pupils 16 plus 16–19 Report 1.0 mi
Rainham Village Primary School 453 pupils Primary 3–11 Report 1.2 mi
St Alban's Catholic Primary School 215 pupils Primary Roman Catholic 4–11 Report 1.2 mi
La Salette Catholic Primary School 210 pupils Primary Roman Catholic 4–11 Report 1.2 mi
R J Mitchell Primary School 268 pupils Primary 4–11 Requires improvement Report 1.3 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 1.4 mi · 28 min walk
  • Upminster station 2.7 mi · 53 min walk
  • Upminster station 2.7 mi · 53 min walk
  • Elm Park Underground Station 1.9 mi · 37 min walk
  • Hornchurch Underground Station 2.0 mi · 39 min walk

Nearest bus stops

  • Lake Avenue (->S, LAKE AVENUE) 2 min walk
  • Lake Avenue (->N, LAKE AVENUE) 2 min walk
  • Thorn Lane (->S, BERWICK ROAD) 4 min walk
  • Acer Avenue (->E) 4 min walk

GP surgeries

  • Berwick Surgery
    17 Berwick Road, Rainham · 0.2 mi
  • Rainham Health Centre
    Upminster Road South, Rainham · 1.1 mi
  • South Hornchurch Medical Practice
    South Hornchurh Hlth Ctr, 106 South End Road, Rainham · 1.3 mi
  • The Rosewood Medical Centre
    30 Astra Close, Hornchurch · 1.4 mi

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

Area profile

Deprivation

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This neighbourhood is in decile 7 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.

Homes

Owned92.0%
Private rented7.4%
Social rented0.6%
Households647

People

Under 1514.6%
Aged 15–6459.4%
Aged 65+26.0%
Residents1,558

Broadband

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

Share of homes on this street's postcodes that can get each speed. 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