St Alban's · Havering · Romford constituency · 51.57449, 0.19946

RM1 2RL— St Alban's, Havering

Location and area intelligence for RM1 2RL, St Alban's, Havering

One of London's quieter, safer enclaves

 

Safety 76/100Transport 26/100Yield 5.78%

Best for: Families, Investors, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
44
Safety
76
Schools
—
Transport
26
Environment
62
Investment
69

The bottom line

RM1 2RL offers low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM1 2RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for RM1 2RL

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How RM1 2RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hylands Primary School

Not yet inspected · 4 min walk

KS2: 106.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 2 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 144 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.4 incidents per 1,000 residents

Better than 56% of London
↑ Rising 850.0%

-4% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour22%
Other22%
Vehicle crime12%
Burglary7%
Drug offences6%
Robbery1%
Theft0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

6

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.8km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area132 m²

EPC breakdown

C
3%
D
7%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 86%Detached 14%

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£330,000
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, 100 mm loft insulation
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

1997–2024 · CAGR

+6.7%

Total change

+472%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.3%

per year

Acceleration

+1.28

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Detached14.3%
Semi-detached85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£82k£150k+82.7%1
Post-dot-com plateau2001–2002£195k£235k+20.5%1.5
Pre-crash peak2006–2006£245k£245k+0%1
GFC & correction2008–2011£295k£253k-14.4%1.5
Help-to-Buy recovery2014–2016£453k£519k+14.6%2
Brexit uncertainty2017–2019£420k£425k+1.2%1
Pandemic surge2020–2021£446k£455k+2%1.5
Current market2024–2024£470k£470k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.6% alpha

Semi-detached-1.6% α
Local
3.6%
District
5.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gidea Park Rail StationGreater Anglia line
11.3 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
12 min walk
Gidea ParkNational Rail
12 min walk
Romford Rail StationLiberty · Elizabeth line
14 min walk
Emerson Park Rail StationLiberty
20 min walk
Hornchurch Underground StationDistrict
33 min walk
No bus stops within 400m

6

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo65 min ↑
Canary Wharf ★53 min
City59 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park424m
Santander docks (800m)0
Nearest cycle dock14.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterNONE
No assessed surface water flood risk
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: 19.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.5 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

4 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Durham Arms (635 m)

Nearest supermarketALDI · 1.2 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

2.0km

Post office

Nearby cafes

Cafe Shot667 m
Natural Bean677 m
Mazing718 m
UK's Cafe852 m

Nearby restaurants

Domino's386 m
Favorite Chicken & Ribs601 m
Kervansaray630 m
China Town633 m

Nearby pubs

The Durham Arms635 m
The Drill690 m
Queen Victoria751 m
Food hygiene (5-star)63% of 19

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

AB PROPERTY ASSET LTD
CRYSTAL CITY LTD
CRYSTAL TOWN LTD
ELITE ELECTRICAL SPECIALIST SERVICES LTD
EMERGING CARE SERVICES LTD

+9 more

Investment

Investment grade, yield and market outlook

69

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 score14/100
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

17.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,140m
Crossrail 2 route18,005m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,309 nationally

1,987

Est. population

9,090/km²

63%

Employed

36%

Degree educated

£38,600

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

26%
23%
23%
17%
Under 1826%
18–3423%
35–4923%
50–6417%
65+12%

Tenure

23%
32%
28%
14%
Own outright24%
Own (mortgage)32%
Private rent28%
Social rent14%
Shared ownership2%

Ethnicity

60%
14%
White British60%
White Other11%
Asian14%
Black10%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household27%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent29%
Social rent14%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
8
Planning apps (3 years)
10
Local approval rate
50%
Borough approval rate
44%
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)
15
Largest scheme
99 homes · FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM299 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Romford, RM1 2RH74 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Off Manor Road, Romford, RM1 2RH46 homes
completed
RUSHDON CLOSE, RM224 homes
completed
66-70, 66-70, HEATH PARK ROAD, RM2 5XE22 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
16.0%
Ward turnout
44%
Election year
2026
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Russell SmithReform UK
Diane SmithReform UK

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Key facts for RM1 2RL

Full postcodeRM1 2RL
Postcode districtRM1
BoroughLondon Borough of Havering
WardSt Alban's
Latitude51.574488
Longitude0.199457
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