Hylands & Harrow Lodge · Havering · Romford constituency · 51.56243, 0.20329

RM11 1FL— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 80/100Transport 16/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
80
Schools
60
Transport
16
Environment
90
Investment
50

The bottom line

RM11 1FL 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: 60 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 1FL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for RM11 1FL

🛡️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 1FL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's Catholic Primary School

Not yet inspected · 7 min walk

KS2: 109.2

—

Secondary

Hornchurch High School

Not yet inspected · 6 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 132 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+22% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Anti-social behaviour17%
Vehicle crime10%
Burglary6%
Theft5%
Drug offences2%
Robbery2%

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 · 1.2km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area112.5 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£281,250
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,504
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2013 · CAGR

+6.4%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+53.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£147k£227k+54.9%2
Post-dot-com plateau2002–2003£269k£340k+26.6%2
GFC & correction2008–2010£469k£335k-28.6%1
Help-to-Buy recovery2013–2013£420k£420k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
10.6%
District
10.6%

CAGR over 6yr 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 Velocity0
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
Elm Park Underground StationDistrict line
17.3 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
17 min walk
Emerson ParkNational Rail
17 min walk
Hornchurch Underground StationDistrict
18 min walk
Elm Park Underground StationDistrict
18 min walk
Romford Rail StationElizabeth line · Liberty
24 min walk
No bus stops within 400m

22

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria73 min ↑
Waterloo74 min ↑
Canary Wharf ★60 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

52

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)47
Nearest car park61m
Santander docks (800m)0
Nearest cycle dock14.2 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
724m

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: 19.8 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.9 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): 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

17 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.5 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby cafes

Sam's Cafe444 m
Lakeview Palace780 m

Nearby restaurants

Cardamons248 m
Green Chilli255 m
Casa Mia286 m
China City288 m

Nearby pubs

The Harrow290 m

Nearby gyms

Harrow Lodge Leisure Centre218 m
Abbs Cross Sports and Leisure Centre1.1 km
Abbs Cross Swimming Pool1.1 km
Food hygiene (5-star)45% 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

50

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
Gentrification score20/100
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

37.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,536m
Crossrail 2 route18,432m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,106 nationally

1,796

Est. population

6,222/km²

57%

Employed

28%

Degree educated

£41,700

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

21%
17%
20%
22%
21%
Under 1821%
18–3417%
35–4920%
50–6422%
65+21%

Tenure

44%
37%
16%
Own outright44%
Own (mortgage)37%
Private rent16%
Social rent2%
Shared ownership1%

Ethnicity

73%
White British73%
White Other8%
Asian10%
Black6%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household17%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent16%
Social rent2%

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)
3
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)
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 1FL

Full postcodeRM11 1FL
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.562429
Longitude0.203290
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
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Office
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