Hylands & Harrow Lodge · Havering · Romford constituency · 51.56698, 0.18705

RM11 1GL— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 66/100Transport 37/100Yield 11.82%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
66
Schools
100
Transport
37
Environment
90
Investment
47

The bottom line

RM11 1GL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £132,000 median — 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 1GL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-74.6% vs London avg
vs London income-8.1% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for RM11 1GL

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

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“The family fortress”

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How RM11 1GL 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 · 14 min walk

P8: +0.39A8: 55.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 129 min walk

5 primaries · 0 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)

3

Serious within 200m

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

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£132,000

Median sale price

Bottom 25% — 75% below London median

£132,000 is 75% below the London median (£520,000)

-42.1%

This year

Flat

Dominant type

Price history

5-year change
-30.5%
Sales (24 months)7
New build0.0%
Avg flat£132,000
Price per m²£2,481/m²
Price per ft²£231/ft²
Avg floor area53.9 m²

EPC breakdown

B
17%
C
13%
D
1%

Based on 31 properties · Confidence: high

Street mix

Flat 99%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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,960

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

3.4×

Price-to-income

£660/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£134,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2007–2026 · CAGR

+-4.2%

Total change

-56%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.7%

per year

Acceleration

-69.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 97 sales

Property Type Mix

Total: 97 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£215k£215k+0%38
GFC & correction2008–2011£209k£177k-15.3%5.5
Help-to-Buy recovery2013–2016£179k£220k+22.9%2.8
Brexit uncertainty2017–2019£194k£190k-1.8%2.7
Pandemic surge2020–2021£180k£190k+5.8%1.5
Rate-rise correction2022–2023£220k£156k-29.1%3
Current market2024–2026£125k£95k-23.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.6%
District
-1.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
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
Elm Park Underground StationDistrict
26 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
26 min walk
Emerson Park Rail StationLiberty
29 min walk
No bus stops within 400m

43

Walkability score

54

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 park180m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Rom Valley Retail Park· no
272m
🅿️
Queens Hospital Surface· yes
281m
🅿️
Queens Hospital Surface· yes
406m
🅿️
Queens Hospital Multi-storey· yes
425m
🅿️
Oldchurch Rise· yes
598m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 18.9 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

9 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 · 586 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketALDI · 245 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

820m

Post office

Nearby shops

Asda Express958 m
Tesco Express1.1 km
Wenzel's1.1 km
Bargains Galore1.1 km

Nearby cafes

Roneo Cafe190 m
Mazing576 m
Cafe Shot612 m
COBE800 m

Nearby restaurants

Indo Grill179 m
Oriental Chef189 m
Pizza Hut205 m
Essex Chef217 m

Nearby pubs

The Crown190 m
The Wheatsheaf531 m
The Durham Arms660 m
The Havering Well674 m

Nearby gyms

Hustle908 m
Sapphire Ice & Leisure Centre1.1 km

Nearby pharmacies

Tesco Pharmacy373 m

Nearby health

Queens Hospital461 m
Joint Injection Clinic940 m
Havering Clinical Commissioning Group948 m
Food hygiene (5-star)51% of 53

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

47

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
11.8% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

38.8

Price growth score

D
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,945m
Crossrail 2 route17,243m

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%
Price vs London-74.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
8
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
5
Under construction
5
Completed (3yr)
23
Largest scheme
116 homes · FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0
Pipeline pressure
LOW

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
FORMER BROOKS TIMBER YARD, 276-294, FORMER BROOKS TIMBER YARD, 276-294, SOUTH STREET, RM1 2AJ39 homes
completed
Ymca, Rush Green Road, RM7 0PH39 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£132,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM11 1GL

Full postcodeRM11 1GL
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.566978
Longitude0.187046
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