Hylands & Harrow Lodge · Havering · Romford constituency · 51.56765, 0.18880

RM11 1AG— Hylands & Harrow Lodge, Havering

Location and area intelligence for RM11 1AG, Hylands & Harrow Lodge, Havering

The family fortress

 

Schools 100%Safety 77/100Transport 26/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
77
Schools
100
Transport
26
Environment
83
Investment
36

The bottom line

RM11 1AG 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM11 1AG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM11 1AG meets your needs.

Location

RM11 1AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for RM11 1AG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM11 1AG with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM11 1AG 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 · 9 min walk

KS2: 105.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.39A8: 55.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 131 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.6 incidents per 1,000 residents

Better than 60% of London
↑ Rising 564.3%

-12% vs borough

Crime by type

Violence & sexual offences29%
Other20%
Vehicle crime18%
Anti-social behaviour17%
Drug offences10%
Burglary4%
Robbery1%
Theft0%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 2.9km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,964/m²
Price per ft²£554/ft²
Avg floor area84.4 m²

EPC breakdown

C
9%
D
23%
E
15%

Based on 47 properties · Confidence: high

Street mix

Semi 60%Terraced 13%Detached 11%Flat 15%Other 1%

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 yield865 kWh/kWp/yr
Rebuild cost estimate£211,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

-20.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 72 sales

Property Type Mix

Total: 72 sales

Detached11.1%
Semi-detached62.5%
Terraced13.9%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£145k+126.6%2.8
Post-dot-com plateau2001–2004£103k£182k+76.7%3.5
Pre-crash peak2005–2007£183k£154k-15.6%2.3
GFC & correction2008–2012£204k£173k-15%1.6
Help-to-Buy recovery2013–2016£249k£358k+43.8%2.8
Brexit uncertainty2017–2019£520k£471k-9.5%2
Pandemic surge2020–2021£290k£349k+20.3%1.5
Rate-rise correction2023–2023£459k£459k+0%4
Current market2024–2026£430k£480k+11.7%1.7

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
5.7%
District
5.7%
Semi-detached+0% α
Local
7.1%
District
7.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing1
Trend Position40

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
10.7 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

41

Walkability score

55

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park150m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Rom Valley Retail Park· no
323m
🅿️
Queens Hospital Surface· yes
372m
🅿️
Queens Hospital Surface· yes
508m
🅿️
Queens Hospital Multi-storey· yes
539m
🅿️
Oldchurch Rise· yes
658m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 19.0 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.9 km

Energy

Solar: 865 kWh/kWp/yr

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 yield865.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

7 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 686 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketALDI · 281 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

959m

Post office

Nearby shops

Asda Express931 m
Tesco Express1.1 km
Bargains Galore1.1 km

Nearby cafes

Roneo Cafe268 m
Mazing471 m
Cafe Shot500 m
Sam's Cafe745 m

Nearby restaurants

Pizza Hut267 m
Indo Grill274 m
Oriental Chef278 m
Essex Chef278 m

Nearby pubs

The Crown233 m
The Wheatsheaf462 m
The Durham Arms548 m
De Quilox Lounge and Bar777 m

Nearby gyms

Hustle860 m
Sapphire Ice & Leisure Centre1.1 km

Nearby pharmacies

Tesco Pharmacy307 m

Nearby health

Queens Hospital552 m
Joint Injection Clinic907 m
Havering Clinical Commissioning Group914 m
Food hygiene (5-star)52% of 54

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,086m
Crossrail 2 route17,353m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,982 nationally

1,768

Est. population

10,255/km²

67%

Employed

33%

Degree educated

£38,600

Median income

3.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

25%
22%
24%
18%
Under 1825%
18–3422%
35–4924%
50–6418%
65+12%

Tenure

26%
41%
27%
Own outright26%
Own (mortgage)41%
Private rent27%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

63%
14%
White British63%
White Other14%
Asian11%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household22%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent27%
Social rent5%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
11
Local approval rate
0%
Borough approval rate
44%
Historic landfill (400m)
1
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)
23
Largest scheme
116 homes · FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0
Pipeline pressure
NONE

Named schemes (500m)

Neopost House, Neopost House, South Street, Romford, RM1 2AR115 homes
completed
Dukes Hall, Dukes Hall, Maygreen Crescent, Hornchurch, RM11 1EJ58 homes
completed
LAND R/O ROMFORD DEPOT &, 217, LAND R/O ROMFORD DEPOT &, 217, BRENTWOOD ROAD, RM1 2RL44 homes
completed
FORMER BROOKS TIMBER YARD, 276-294, FORMER BROOKS TIMBER YARD, 276-294, SOUTH STREET, RM1 2AJ39 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

Live in RM11 1AG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM11 1AG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM11 1AG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM11 1AG

Full postcodeRM11 1AG
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.567646
Longitude0.188795
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