St Andrew's · Havering · Hornchurch and Upminster constituency · 51.56755, 0.21606

RM11 1EY— St Andrew's, Havering

Location and area intelligence for RM11 1EY, St Andrew's, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 33/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
64
Safety
82
Schools
60
Transport
33
Environment
62
Investment
38

The bottom line

RM11 1EY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 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 1EY 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 1EY meets your needs.

Location

RM11 1EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for RM11 1EY

🛡️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 1EY with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How RM11 1EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Towers Infant School

Not yet inspected · 5 min walk

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 21 min walk

P8: -0.22A8: 46.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 144 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.1 incidents per 1,000 residents

Better than 58% of London
→ Stable

-8% vs borough

Crime by type

Anti-social behaviour31%
Other22%
Vehicle crime20%
Violence & sexual offences17%
Drug offences4%
Burglary4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 454m

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,114/m²
Price per ft²£475/ft²
Avg floor area94.5 m²

EPC breakdown

C
3%
D
18%
E
4%

Based on 25 properties · Confidence: medium

Street mix

Semi 29%Terraced 10%Detached 16%Flat 45%

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£236,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+647%

Market Activity

Price Velocity & Acceleration

Current Velocity

+253.5%

per year

Acceleration

+319.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Detached16.7%
Semi-detached31.3%
Terraced10.4%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£94k£82k-12.5%2.5
Post-dot-com plateau2001–2004£91k£250k+173.2%1.8
Pre-crash peak2006–2007£182k£237k+30.4%2.5
GFC & correction2008–2011£434k£257k-40.8%1.5
Help-to-Buy recovery2013–2015£180k£535k+198.1%3.5
Brexit uncertainty2018–2019£548k£386k-29.5%2
Rate-rise correction2022–2022£575k£575k+0%2
Current market2024–2025£198k£700k+253.5%1

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
8.2%
District
8.2%
Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hornchurch Underground StationDistrict line
18.1 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
4 min walk
Emerson ParkNational Rail
4 min walk
Hornchurch Underground StationDistrict
19 min walk
Upminster Bridge Underground StationDistrict
21 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
22 min walk
No bus stops within 400m

13

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria73 min ↑
Waterloo72 min ↑
Canary Wharf ★57 min
City60 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park276m
Santander docks (800m)0
Nearest cycle dock15.1 km

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: 20.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.1 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): None recorded

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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

14 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

20

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.4 km
1 tennis courts18 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

The Hop Shop286 m
Hillview Food & Wine626 m

Nearby cafes

Tower's Cafe291 m
Costa550 m

Nearby restaurants

Papadom290 m
Fu Wing299 m
Mother India299 m
Nishaan Tandoori308 m

Nearby pubs

Monty's Bar239 m
The Chequers252 m
Hop Inn Micropub290 m
J.J. Moon's527 m

Nearby pharmacies

Superdrug533 m
Boots607 m

Nearby health

Hornchurch Healthcare255 m
Harrow Dental Practice500 m
Food hygiene (5-star)58% of 81

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

38

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
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

56.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,587m
Crossrail 2 route19,230m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,821 nationally

1,743

Est. population

6,078/km²

63%

Employed

34%

Degree educated

£34,600

Median income

2.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

50

Community stability

Age profile

21%
22%
20%
20%
17%
Under 1821%
18–3422%
35–4920%
50–6420%
65+17%

Tenure

35%
35%
28%
Own outright35%
Own (mortgage)35%
Private rent28%
Social rent2%

Ethnicity

78%
White British78%
White Other6%
Asian6%
Black5%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household16%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent28%
Social rent2%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
67%
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)
22
Largest scheme
44 homes · 75, 75, North Street, Hornchurch, RM11 1ST
Pipeline pressure
NONE

Named schemes (500m)

75, 75, North Street, Hornchurch, RM11 1ST44 homes
completed
68-70, 68-70, BILLET LANE, RM1115 homes
completed
27-31, 27-31, BILLET LANE, RM11 1XP15 homes
completed
137, 137, Billet Lane, RM116 homes
completed
23-27, 23-27, High Street, Hornchurch, RM11 1TP4 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
13.8%
Ward turnout
51%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

Live in RM11 1EY? 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 1EY.
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 1EY

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

No spam. Unsubscribe anytime.

Key facts for RM11 1EY

Full postcodeRM11 1EY
Postcode districtRM11
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.567548
Longitude0.216063
Parliamentary constituencyHornchurch and Upminster
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