Hylands & Harrow Lodge · Havering · Romford constituency · 51.56584, 0.18673

RM1 2FD— Hylands & Harrow Lodge, Havering

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

 

Schools 100%Safety 74/100Transport 24/100Yield 5.78%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
74
Schools
100
Transport
24
Environment
90
Investment
66

The bottom line

RM1 2FD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Do you work from home?
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Location

RM1 2FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for RM1 2FD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
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How RM1 2FD 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 · 8 min walk

KS2: 105.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 15 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 · 128 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 2180.0%

+22% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour17%
Vehicle crime10%
Burglary7%
Theft4%
Robbery4%
Drug offences3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 3.1km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area60.8 m²

EPC breakdown

C
4%

Based on 4 properties · Confidence: low

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

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford Rail StationLiberty line
12.4 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

39

Walkability score

53

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)

0

EV chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Queens Hospital Surface· yes
346m
🅿️
Rom Valley Retail Park· no
370m
🅿️
Queens Hospital Surface· yes
445m
🅿️
Queens Hospital Multi-storey· yes
446m
🅿️
Oldchurch Rise· yes
671m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.8 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.3 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

BARKING, HAVERING AND REDBRIDGE BOWEL CANCER SCREENING CENTRE

QUEEN HOSPITAL, ROM VALLEY WAY, RM7 0AG

8 min walk

10

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 618 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketALDI · 352 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

771m

Post office

Nearby shops

Evans 2766 m
Asda Express1.1 km

Nearby cafes

Roneo Cafe90 m
Mazing702 m
Cafe Shot737 m
COBE919 m

Nearby restaurants

Indo Grill64 m
Oriental Chef77 m
Essex Chef129 m
Pizza Hut303 m

Nearby pubs

The Crown132 m
The Havering Well640 m
The Wheatsheaf658 m
The Durham Arms784 m

Nearby gyms

Hustle1.0 km

Nearby pharmacies

Tesco Pharmacy372 m

Nearby health

Queens Hospital510 m
Joint Injection Clinic1.1 km
Havering Clinical Commissioning Group1.1 km
Food hygiene (5-star)56% of 39

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

EDEH VENTURES LTD
MCS GLOBAL SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

30.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,849m
Crossrail 2 route17,239m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,452 nationally

1,558

Est. population

11,933/km²

60%

Employed

32%

Degree educated

£37,700

Median income

5.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

27%
21%
21%
18%
13%
Under 1827%
18–3421%
35–4921%
50–6418%
65+13%

Tenure

30%
37%
14%
15%
Own outright30%
Own (mortgage)37%
Private rent14%
Social rent15%
Shared ownership5%

Ethnicity

48%
22%
White British48%
White Other12%
Asian22%
Black11%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household24%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent15%
Private rent14%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
7
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
0
Under construction
0
Completed (3yr)
22
Largest scheme
126 homes · FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, UPPER RAINHAM ROAD, RM12
Pipeline pressure
NONE

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 2FD

Full postcodeRM1 2FD
Postcode districtRM1
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.565841
Longitude0.186732
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