Hylands & Harrow Lodge · Havering · Romford constituency · 51.56728, 0.18845

RM11 1AS— Hylands & Harrow Lodge, Havering

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

 

Schools 100%Safety 66/100Transport 26/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
66
Schools
100
Transport
26
Environment
83
Investment
52

The bottom line

RM11 1AS 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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Location

RM11 1AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for RM11 1AS

🛡️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 RM11 1AS 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 · 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 · 130 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

116.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 5325.0%

+94% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime12%
Drug offences6%
Burglary5%
Theft4%
Robbery4%

Stop & search

1.1

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 · 3.0km

Crime is +79% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,323/m²
Price per ft²£402/ft²
Avg floor area60.4 m²

EPC breakdown

C
8%

Based on 8 properties · Confidence: low

Street mix

Semi 4%Flat 91%Other 4%

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£151,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2024 · CAGR

+3.4%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-3.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£100k£100k+0%1
Post-dot-com plateau2002–2003£141k£148k+5%4.5
Pre-crash peak2006–2007£178k£180k+1%2
Help-to-Buy recovery2013–2015£162k£214k+32.1%1.5
Brexit uncertainty2018–2019£250k£262k+4.8%1
Pandemic surge2021–2021£268k£268k+0%2
Current market2024–2024£265k£265k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.4%
District
3.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
Romford Rail StationLiberty line
11 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
28 min walk
No bus stops within 400m

42

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 park123m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Rom Valley Retail Park· no
322m
🅿️
Queens Hospital Surface· yes
358m
🅿️
Queens Hospital Surface· yes
490m
🅿️
Queens Hospital Multi-storey· yes
516m
🅿️
Oldchurch Rise· yes
657m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
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 — 3.0 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

8 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 · 670 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketALDI · 284 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

923m

Post office

Nearby shops

Asda Express959 m

Nearby cafes

Roneo Cafe222 m
Mazing516 m
Cafe Shot547 m
Sam's Cafe754 m

Nearby restaurants

Indo Grill227 m
Oriental Chef231 m
Essex Chef234 m
Pizza Hut261 m

Nearby pubs

The Crown191 m
The Wheatsheaf500 m
The Durham Arms594 m
De Quilox Lounge and Bar807 m

Nearby gyms

Hustle893 m
Sapphire Ice & Leisure Centre1.1 km

Nearby pharmacies

Tesco Pharmacy301 m

Nearby health

Queens Hospital540 m
Joint Injection Clinic937 m
Havering Clinical Commissioning Group944 m
Food hygiene (5-star)51% of 55

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

52

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

41.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,041m
Crossrail 2 route17,335m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,096 nationally

1,861

Est. population

5,342/km²

59%

Employed

32%

Degree educated

£38,600

Median income

6.0%

Claimant rate

SuburbanMedium densityMixed

53

Community stability

Age profile

25%
22%
19%
18%
15%
Under 1825%
18–3422%
35–4920%
50–6418%
65+16%

Tenure

33%
34%
16%
15%
Own outright33%
Own (mortgage)34%
Private rent16%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

56%
14%
White British56%
White Other12%
Asian14%
Black11%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household27%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent16%
Social rent15%

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)
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)
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)

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
Dukes Hall, Dukes Hall, Maygreen Crescent, Hornchurch, RM11 1EJ58 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

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Key facts for RM11 1AS

Full postcodeRM11 1AS
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.567275
Longitude0.188445
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