Hylands & Harrow Lodge · Havering · Romford constituency · 51.57107, 0.20789

RM11 1HF— Hylands & Harrow Lodge, Havering

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

One of London's quieter, safer enclaves

 

Safety 81/100Transport 22/100Low yield 2.46%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
81
Schools
—
Transport
22
Environment
61
Investment
41

The bottom line

RM11 1HF offers low crime at £634,150 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 1HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+22.0% vs London avg
vs London income-6.0% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for RM11 1HF

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How RM11 1HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Towers Junior School

Not yet inspected · 4 min walk

KS2: 103.9

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 144 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.2 incidents per 1,000 residents

Better than 82% of London
↑ Rising 1200.0%

from a low base — still below London average

-58% vs borough

Crime by type

Violence & sexual offences36%
Other28%
Anti-social behaviour18%
Vehicle crime10%
Drug offences5%
Burglary3%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.1km

Crime is 61% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£634,150

Median sale price

Above London median by 22%

£634,150 is 22% above the London median (£520,000)

+17.8%

This year

Semi-detached

Dominant type

Price history

5-year change
+4.8%
Sales (24 months)6
New build0.0%
Avg semi-detached£678,300
Avg terraced£590,000
Price per m²£5,770/m²
Price per ft²£536/ft²
Avg floor area111.5 m²

EPC breakdown

C
4%
D
21%
E
7%

Based on 32 properties · Confidence: high

Street mix

Semi 78%Terraced 18%Detached 5%

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£19,208
First-time buyerFTB
£19,208
Additional propertyBTL/2nd
£38,232

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

16.1×

Price-to-income

£3,172/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£278,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.4%

Total change

+404%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.7%

per year

Acceleration

+40.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 40 sales

Property Type Mix

Total: 40 sales

Detached5%
Semi-detached77.5%
Terraced17.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£138k£172k+24.6%1.2
Post-dot-com plateau2001–2004£201k£292k+45.3%1.8
Pre-crash peak2005–2007£407k£290k-28.7%1.7
GFC & correction2009–2012£320k£330k+3.1%1.3
Help-to-Buy recovery2013–2015£260k£437k+67.9%2
Brexit uncertainty2017–2019£435k£423k-2.9%1.7
Pandemic surge2021–2021£605k£605k+0%1
Current market2024–2026£590k£695k+17.8%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.6%
District
5.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
Gidea Park Rail StationGreater Anglia line
14.6 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Emerson Park Rail StationLiberty
11 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
15 min walk
Gidea ParkNational Rail
15 min walk
Romford Rail StationLiberty · Elizabeth line
22 min walk
Hornchurch Underground StationDistrict
26 min walk
No bus stops within 400m

13

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria69 min ↑
Waterloo65 min ↑
Canary Wharf ★53 min
City59 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park700m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
Haynes Park Car Park
742m

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: 20.4 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 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

6 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Harrow (724 m)

Nearest supermarketALDI · 1.6 km
6 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.3km

Post office

Nearby shops

Hillview Food & Wine176 m

Nearby cafes

Tower's Cafe402 m
Natural Bean770 m
Sam's Cafe896 m
Pop In Sandwich bar1.2 km

Nearby restaurants

Domino's457 m
Kervansaray664 m
China Town668 m
Number One677 m

Nearby pubs

The Harrow724 m
The Drill738 m

Nearby gyms

Harrow Lodge Leisure Centre1.0 km

Nearby health

Harrow Dental Practice1.0 km
Food hygiene (5-star)56% of 34

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

E

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

60.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,363m
Crossrail 2 route18,623m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,679 nationally

1,546

Est. population

6,891/km²

61%

Employed

31%

Degree educated

£39,500

Median income

2.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

66

Community stability

Age profile

21%
16%
19%
22%
22%
Under 1821%
18–3416%
35–4919%
50–6423%
65+22%

Tenure

51%
41%
Own outright51%
Own (mortgage)41%
Private rent5%
Social rent3%
Shared ownership0%

Ethnicity

74%
White British74%
White Other6%
Asian11%
Black3%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household11%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent5%
Social rent3%

vs. London

Income vs London-6.0%
Price vs London+22.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
3
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)
0
Largest scheme
44 homes · Former Harrow Lodge Campus, Former Harrow Lodge Campus, Hyland Way, Hornchurch, RM11 1DY
Pipeline pressure
NONE

Named schemes (500m)

Lime Court, Lime Court, Elmhurst Drive, Hornchurch, RM11 1NR18 homes
completed
21, 21, Brierley Close, Hornchurch, RM11 2BD3 homes
completed
103, 103, Harrow Drive, Hornchurch, RM11 1NT2 homes
completed
73, 73, Harrow Drive, Hornchurch, RM11 1NT2 homes
completed
51, 51, Great Gardens Road, HORNCHURCH, RM11 2BB2 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 (£634,150)

£19,208

Standard buyer

£19,208

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 1HF

Full postcodeRM11 1HF
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.571066
Longitude0.207893
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