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Neighbourhood profile
Beam Park
Havering, London
Beam Park covers the south of Havering along the A13, one of London's largest current regeneration sites on the former Ford stamping plant. The character is half new-build delivery — thousands of homes planned in phases — and half riverside marsh, with Ingrebourne Hill and the Ingrebourne Valley green corridor providing the main landscape. There are no listed buildings inside the ward, and conservation area cover is zero, which reflects a neighbourhood being built rather than conserved. Market score sits at 71 because housing affordability is strong relative to the delivery rate. The trade-offs are substantial: safety scores are among the lowest in London, driven in part by the scale of active construction and temporary use; education scores are weak, with no outstanding-rated schools strictly inside the ward; public-transport access is limited, with Dagenham Dock and the planned Beam Park station the main rail links; and cultural amenities are minimal at 22 food venues open. This is a ward in early delivery rather than at steady state.
3 small areas · coloured by overall score.See on full map ↗
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- Limited public-transport access
- Largest green space: Ingrebourne Hill (23.5 hectares)
- 210 open venues (22 food and drink, 188 other)
Beam Park score highlights
- Air & Quiet Clean air and low ambient noise by London standards (score 78/100).
- Property prices & growth Strong combination of affordability, price momentum and turnover (score 75/100).
- Heritage Little listed-building or conservation-area presence (score 2/100).
Beam Park, layer by layer
Property prices & growth
75/ 100
- Purchase affordability95
- Rent affordability85
- Price momentum (5yr)51
- Activity (turnover)84
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and 30 years of sale-price history for this ward.
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- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
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Safety
20/ 100
- Personal safety18
- Property crime23
- Anti-social behaviour16
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Safety deep-dive
Crime broken down by category, with the 12-month trend for this ward.
Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
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Connectivity
21/ 100
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
Air & Quiet
78/ 100
- Air quality92
- Quietness57
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
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Cultural Signal
17/ 100
- Nightlife0
- Dining0
- Arts & culture7
- Retail & shops0
- Sports & recreation0
- Independent scene29
- Vitality (openings, diversity)63
210 open venues nearby — 22 food & drink, 188 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Education
35/ 100
- Primary schools32
- Secondary schools40
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Heritage
2/ 100
Nature Access
75/ 100
- Green spaces89
- Waterways65
Largest green space: Ingrebourne Hill (24 ha). ~44 ha of green space in total.
Area development
24/ 100
What's changing in Beam Park
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What's changing (WAYB+)
Recent planning approvals and venue openings or closures for this ward. Subscription only.
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Neighbourhood matches
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
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