Simpson Road, Rainham

House prices, sold prices and local information for RM13 7LR, RM13 7LB, RM13 7JU.

Average price (last 12 months)
£420,000
2 sales
Average price (since 2016)
£409,000
25 sales
Price range
£260k – £645k
lowest to highest sale
Last sale
25 Feb 2026
RM13 7LB

At a glance

House prices£420k averageAbout the Rainham average CrimeAbout averageLower crime than about 50% of neighbourhoods in England DeprivationLess deprived than mostDecile 7 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station15 min walkElm Park Underground Station Schools2 rated Good or betterWithin 1.5 miles Ultrafast broadband100% of homesNational average 80%

25 property sales on Simpson Road, Rainham have been recorded by HM Land Registry since 2016. In the last 12 months 2 homes sold here for an average of £420,000. Most sales here are semi-detached homes, which have sold for an average of £417,421. Average sale prices rose from £318,333 in 2016 to £420,000 in 2026 (+32%), though averages on a single street can swing with the mix of homes sold. 6 homes here have sold more than once since 2016; 6 of them sold for more the second time.

House prices on Simpson Road compared

Simpson Road£420,000
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: £318,333 (3 sales)2016£318k2017: £287,500 (2 sales)2017£288k2018: £350,000 (2 sales)2018£350k2020: £443,333 (3 sales)2020£443k2021: £380,000 (4 sales)2021£380k2022: £458,333 (3 sales)2022£458k2023: £572,500 (2 sales)2023£573k2024: £443,333 (3 sales)2024£443k2025: £455,000 (1 sales)2025£455k2026: £420,000 (2 sales)2026£420k

Prices by property type

TypeSalesAverage priceLast sold
Semi-detached19£417,42125 Feb 2026
Terraced6£382,3336 Feb 2026

Sold prices on Simpson Road

AddressDatePriceTypeTenure
2, Simpson Road RM13 7LB 25 Feb 2026£430,000 Semi-detachedFreehold
9, Simpson Road RM13 7LR 6 Feb 2026£410,000 TerracedFreehold
43, Simpson Road RM13 7LB 6 Jun 2025£455,000 Semi-detachedFreehold
41, Simpson Road RM13 7LB 20 Mar 2025£455,000 Semi-detachedFreehold
23, Simpson Road RM13 7LR 25 Oct 2024£460,000 Semi-detachedFreehold
14, Simpson Road RM13 7LB 24 Oct 2024£445,000 Semi-detachedFreehold
3, Simpson Road RM13 7LR 5 Jun 2024£425,000 Semi-detachedFreehold
15, Simpson Road RM13 7LR 7 Sep 2023£500,000 Semi-detachedFreehold
29, Simpson Road RM13 7LB 13 Apr 2023£645,000 Semi-detachedFreehold
19, Simpson Road RM13 7LR 15 Nov 2022£450,000 Semi-detachedFreehold
1, Simpson Road RM13 7LR 27 May 2022£525,000 TerracedFreehold
21, Simpson Road RM13 7LR 20 Apr 2022£400,000 Semi-detachedFreehold
47, Simpson Road RM13 7LB 15 Oct 2021£380,000 Semi-detachedFreehold
11, Simpson Road RM13 7LR 30 Sep 2021£385,000 Semi-detachedFreehold
27, Simpson Road RM13 7LR 17 May 2021£385,000 Semi-detachedFreehold
5, Simpson Road RM13 7LR 26 Mar 2021£370,000 TerracedFreehold
18, Simpson Road RM13 7JU 9 Nov 2020£570,000 Semi-detachedFreehold
15, Simpson Road RM13 7LR 10 Aug 2020£430,000 Semi-detachedFreehold
17, Simpson Road RM13 7LR 6 Mar 2020£330,000 Semi-detachedFreehold
27, Simpson Road RM13 7LR 12 Jul 2018£346,000 Semi-detachedFreehold
25, Simpson Road RM13 7LR 15 Jan 2018£354,000 TerracedFreehold
11, Simpson Road RM13 7LR 27 Mar 2017£315,000 Semi-detachedFreehold
53, Simpson Road RM13 7LB 11 Jan 2017£260,000 Semi-detachedFreehold
7, Simpson Road RM13 7LR 15 Jul 2016£315,000 TerracedFreehold
53, Simpson Road RM13 7LB 7 Jun 2016£240,000 Semi-detachedFreehold
5, Simpson Road RM13 7LR 29 Jan 2016£320,000 TerracedFreehold
19, Simpson Road RM13 7LR 15 Jan 2016£320,000 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
15, Simpson Road £430,000 (Aug 2020) → £500,000 (Sep 2023) +16%
over 3 yrs
19, Simpson Road £320,000 (Jan 2016) → £450,000 (Nov 2022) +41%
over 7 yrs
11, Simpson Road £315,000 (Mar 2017) → £385,000 (Sep 2021) +22%
over 5 yrs
27, Simpson Road £346,000 (Jul 2018) → £385,000 (May 2021) +11%
over 3 yrs
5, Simpson Road £320,000 (Jan 2016) → £370,000 (Mar 2021) +16%
over 5 yrs
53, Simpson Road £240,000 (Jun 2016) → £260,000 (Jan 2017) +8%
over under a year

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Crime and flood risk near Simpson Road

Crime

166 crimes were reported within about a mile of Simpson Road 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 offences61
Anti-social behaviour36
Shoplifting15
Public order11
Vehicle crime11
Drugs9

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

Flood risk

Simpson Road 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 Simpson Road

SchoolTypeAgesOfstedDistance
Scargill Junior School 358 pupils Primary 7–11 Report 0.1 mi
Scargill Infant School 224 pupils Primary 2–7 Good Report 0.1 mi
The Brittons Academy 730 pupils Secondary 11–16 Good Report 0.3 mi
Whybridge Infant School 269 pupils Primary 4–7 Report 0.4 mi
St Alban's Catholic Primary School 215 pupils Primary Roman Catholic 4–11 Report 0.4 mi
Whybridge Junior School 359 pupils Primary 7–11 Report 0.5 mi
R J Mitchell Primary School 268 pupils Primary 4–11 Requires improvement Report 0.6 mi
John Perry Primary School 626 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 1.6 mi · 33 min walk
  • Dagenham Dock station 2.1 mi · 43 min walk
  • Emerson Park station 2.3 mi · 47 min walk
  • Elm Park Underground Station 0.8 mi · 15 min walk
  • Dagenham East Underground Station 1.1 mi · 22 min walk

Nearest bus stops

  • Freeborne Gardens (Stop R, MUNGO PARK ROAD) 2 min walk
  • Freeborne Gardens (Stop W, MUNGO PARK ROAD) 3 min walk
  • Kingaby Gardens (Stop V, MUNGO PARK ROAD) 5 min walk
  • Wood Lane Elm Park (Stop P, MUNGO PARK ROAD) 6 min walk

GP surgeries

  • Wood Lane Surgery
    39 Wood Lane, Elm Park, Hornchurch · 0.4 mi
  • The Rosewood Medical Centre
    30 Astra Close, Hornchurch · 0.5 mi
  • Harlow Road Surgery
    1 Harlow Road, Rainham · 0.6 mi
  • South Hornchurch Medical Practice
    South Hornchurh Hlth Ctr, 106 South End Road, Rainham · 0.6 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 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.

Income: decile 7 of 10 · Crime: decile 6 of 10.

Homes

HereEng & Wales
Owned80.7%62.5%
Private rented11.5%20.3%
Social rented7.8%17.1%
Households602

People

HereEng & Wales
Under 1517.6%17.4%
Aged 15–6462.8%64.1%
Aged 65+19.6%18.6%
Residents1,543

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