Hylands & Harrow Lodge · Havering · Romford constituency · 51.55964, 0.20233

RM11 1FF— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 85/100Transport 23/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
85
Schools
60
Transport
23
Environment
89
Investment
24

The bottom line

RM11 1FF 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 1FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for RM11 1FF

🛡️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

“The family fortress”

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How RM11 1FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Benhurst Primary School

Not yet inspected · Inspected Oct 2024 · 7 min walk

KS2: 106.3

—

Secondary

Hornchurch High School

Not yet inspected · 2 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 128 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.7 incidents per 1,000 residents

Better than 74% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences38%
Anti-social behaviour18%
Other16%
Vehicle crime11%
Robbery5%
Burglary5%
Drug offences4%
Theft2%

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 · 1.4km

Crime is 45% below 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£5,967/m²
Price per ft²£554/ft²
Avg floor area120.9 m²

EPC breakdown

B
2%
C
7%
D
9%

Based on 18 properties · Confidence: medium

Street mix

Detached 100%

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£302,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.9%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.8%

per year

Acceleration

+76.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 29 sales

Property Type Mix

Total: 29 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£113k£250k+121.2%1.6
Post-dot-com plateau2001–2004£262k£370k+41.2%1.3
Pre-crash peak2005–2007£338k£491k+45.5%1
GFC & correction2008–2011£315k£440k+39.7%1
Help-to-Buy recovery2013–2016£408k£551k+34.9%1.7
Brexit uncertainty2017–2019£713k£520k-27%1
Pandemic surge2021–2021£745k£745k+0%1
Rate-rise correction2022–2023£800k£515k-35.6%1
Current market2024–2024£725k£725k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
8.1%
District
8.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Elm Park Underground StationDistrict line
13.5 min walk
Emerson Park

Nearby stations

Elm Park Underground StationDistrict
14 min walk
Hornchurch Underground StationDistrict
16 min walk
Emerson Park Rail StationLiberty
20 min walk
Emerson ParkNational Rail
20 min walk
Romford Rail StationElizabeth line · Liberty
27 min walk
No bus stops within 400m

18

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria71 min ↑
Waterloo70 min ↑
Canary Wharf ★55 min
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

49

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)47
Nearest car park76m
Santander docks (800m)0
Nearest cycle dock14.1 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
411m

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: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.7 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.0 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): 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

21 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (605 m)

Nearest supermarketCo-op Food · 1.2 km
3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Tesco Express945 m

Nearby cafes

Lakeview Palace468 m
Sam's Cafe675 m
Costa980 m
Cookie Cafe1.0 km

Nearby restaurants

The Compasses527 m
Cardamons544 m
Green Chilli552 m
Fish & Shish591 m

Nearby pubs

The Harrow605 m

Nearby gyms

Harrow Lodge Leisure Centre390 m
Abbs Cross Sports and Leisure Centre852 m
Abbs Cross Swimming Pool873 m

Nearby pharmacies

Elm Park Pharmacy1.0 km
Food hygiene (5-star)52% of 31

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

24

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
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

41.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,303m
Crossrail 2 route18,417m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,013 nationally

1,541

Est. population

7,351/km²

54%

Employed

23%

Degree educated

£41,700

Median income

3.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

20%
18%
16%
22%
23%
Under 1820%
18–3418%
35–4916%
50–6422%
65+23%

Tenure

37%
30%
21%
Own outright37%
Own (mortgage)30%
Private rent12%
Social rent21%
Rent free0%

Ethnicity

76%
White British76%
White Other8%
Asian8%
Black5%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household23%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Social rent21%
Private rent12%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
100%
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)
1
Largest scheme
175 homes · Solar Court, Serena Court, Sunrise Lodge, Sunrise Avenue, Hornchurch, RM12 4YT
Pipeline pressure
NONE

Named schemes (500m)

ST LEONARDS HAMLET, ST LEONARDS HAMLET, HORNCHURCH ROAD, RM12 4SY74 homes
completed
ST. LEONARD'S CHILDRENS HOME, ST. LEONARD'S CHILDRENS HOME, HORNCHURCH ROAD, RM11 1DT59 homes
completed
ST LEONARDS CHILDRENS HOME, ST LEONARDS CHILDRENS HOME, HORNCHURCH ROAD, RM11 1OT49 homes
completed
ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1OT46 homes
completed
ST LEONARDS HAMLET, ST LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1JU43 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 1FF

Full postcodeRM11 1FF
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.559641
Longitude0.202333
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
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