Hylands & Harrow Lodge · Havering · Romford constituency · 51.56770, 0.18698

RM1 2AP— Hylands & Harrow Lodge, Havering

Location and area intelligence for RM1 2AP, Hylands & Harrow Lodge, Havering

 

Schools 100%Safety 63/100Transport 38/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
63
Schools
100
Transport
38
Environment
83
Investment
54

The bottom line

RM1 2AP offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM1 2AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+107.0% vs London avg

Deep-dive guides for RM1 2AP

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

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Postcode Personality

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How RM1 2AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harrow Lodge Primary School

Outstanding · Inspected Jun 2022 · 10 min walk

KS2: 105.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 13 min walk

P8: +0.39A8: 55.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 130 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

134.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 314.3%

+124% vs borough

Crime by type

Other30%
Anti-social behaviour22%
Violence & sexual offences21%
Drug offences8%
Vehicle crime8%
Robbery5%
Burglary3%
Theft3%

Stop & search

8.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

20

Incidents (5yr)

Nearest station: Romford Fire Station · 2.9km

Crime is +107% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM1 district median

£270,000

Based on 166 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,191/m²
Price per ft²£575/ft²
Avg floor area75.7 m²

EPC breakdown

C
4%
D
9%
E
4%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 67%Detached 5%Flat 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 yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.1%

Total change

+424%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-7.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 21 sales

Property Type Mix

Total: 21 sales

Detached4.8%
Terraced66.7%
Flat/maisonette28.6%

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 plateau2001–2002£114k£141k+23.7%1.5
Pre-crash peak2005–2007£200k£206k+2.9%1.3
GFC & correction2008–2012£195k£218k+11.8%1.5
Help-to-Buy recovery2013–2016£237k£250k+5.5%1
Brexit uncertainty2017–2017£260k£260k+0%1
Pandemic surge2020–2021£390k£365k-6.4%1
Current market2024–2024£314k£314k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
6.3%
District
5.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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
Romford Rail StationLiberty line
10 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
10 min walk
RomfordNational Rail
10 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
26 min walk
Elm Park Underground StationDistrict
27 min walk
Emerson Park Rail StationLiberty
29 min walk
No bus stops within 400m

46

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria72 min ↑
Waterloo67 min ↑
Canary Wharf ★55 min
City61 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park212m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Rom Valley Retail Park· no
212m
🅿️
Queens Hospital Surface· yes
248m
🅿️
Queens Hospital Surface· yes
382m
🅿️
Queens Hospital Multi-storey· yes
413m
🅿️
Oldchurch Rise· yes
546m
🅿️
Lidl· no
728m

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 Mbps
Superfast coverage100%
All operators 5G67%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.9 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.1 km

Energy

Solar: 863 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield863.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

8 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 561 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

25

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketALDI · 177 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

843m

Post office

Nearby shops

Asda Express880 m
Tesco Express1.0 km
Wenzel's1.0 km
Bargains Galore1.1 km

Nearby cafes

Roneo Cafe269 m
Mazing504 m
Cafe Shot543 m
COBE722 m

Nearby restaurants

Pizza Hut149 m
Indo Grill259 m
Oriental Chef269 m
Essex Chef294 m

Nearby pubs

The Crown263 m
The Wheatsheaf451 m
The Durham Arms589 m
The Havering Well689 m

Nearby gyms

Hustle827 m
Sapphire Ice & Leisure Centre1.1 km

Nearby pharmacies

Tesco Pharmacy412 m
Boots1.1 km

Nearby health

Queens Hospital429 m
Joint Injection Clinic861 m
Havering Clinical Commissioning Group869 m
Food hygiene (5-star)47% of 76

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

GRILL SESSIONS LTD
M.C. LEIGH SERVICES LIMITED
URBAN THEORY LIMITED

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

39.2

Price growth score

D
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,992m
Crossrail 2 route17,228m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,790 nationally

1,723

Est. population

6,608/km²

61%

Employed

33%

Degree educated

£38,600

Median income

7.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

37

Community stability

Age profile

26%
22%
24%
15%
Under 1826%
18–3422%
35–4924%
50–6415%
65+12%

Tenure

18%
25%
39%
17%
Own outright18%
Own (mortgage)25%
Private rent39%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

48%
19%
14%
White British48%
White Other19%
Asian14%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household39%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
0%
Borough approval rate
44%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
23
Largest scheme
116 homes · FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0
Pipeline pressure
LOW

Named schemes (500m)

FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0116 homes
completed
Neopost House, Neopost House, South Street, Romford, RM1 2AR115 homes
completed
FORMER BROOKS TIMBER YARD, 276-294, FORMER BROOKS TIMBER YARD, 276-294, SOUTH STREET, RM1 2AJ39 homes
completed
Ymca, Rush Green Road, RM7 0PH39 homes
completed
353-357, 353-357, South Street, 2 Clydesdale Road, Romford, RM1 2AP32 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
15.6%
Ward turnout
38%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

James Thomas GlassHornchurch Residents Association
John WoodHornchurch Residents Association
Christine SmithConservative

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Key facts for RM1 2AP

Full postcodeRM1 2AP
Postcode districtRM1
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.567698
Longitude0.186979
Parliamentary constituencyRomford
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