Hylands & Harrow Lodge · Havering · Romford constituency · 51.57264, 0.20094

RM11 1LB— Hylands & Harrow Lodge, Havering

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

One of London's quieter, safer enclaves

 

Safety 81/100Transport 24/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
81
Schools
—
Transport
24
Environment
61
Investment
44

The bottom line

RM11 1LB offers low crime — 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 1LB

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-6.0% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for RM11 1LB

🛡️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 1LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hylands Primary School

Not yet inspected · 3 min walk

KS2: 106.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 2 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 142 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.6km

Crime is 61% below London average

Property

Prices, sales volume and market trends

Avg floor area166.8 m²

EPC breakdown

C
4%

Based on 4 properties · Confidence: 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£417,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2022 · CAGR

+4.7%

Total change

+65%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.6%

per year

Acceleration

+2.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Detached100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£425k£425k+0%5
Pandemic surge2020–2021£633k£658k+4%1.5
Rate-rise correction2022–2022£701k£701k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4.5%
District
4.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
13.1 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
14 min walk
Gidea ParkNational Rail
14 min walk
Romford Rail StationLiberty · Elizabeth line
16 min walk
Emerson Park Rail StationLiberty
18 min walk
Hornchurch Underground StationDistrict
30 min walk
No bus stops within 400m

6

Walkability score

2

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park613m
Santander docks (800m)0
Nearest cycle dock14.2 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: 20.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

4 min walk

60%

Recommend GP

60%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Durham Arms (694 m)

Nearest supermarketALDI · 1.2 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

2.0km

Post office

Nearby shops

Hillview Food & Wine645 m

Nearby cafes

Cafe Shot712 m
Natural Bean746 m
Mazing762 m
Sam's Cafe828 m

Nearby restaurants

Domino's368 m
Park Lane Chippy648 m
Fortune Inn659 m
Favorite Chicken & Ribs661 m

Nearby pubs

The Durham Arms694 m
The Drill744 m
The Harrow909 m
Food hygiene (5-star)65% of 20

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

44

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 score19/100
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

33.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,090m
Crossrail 2 route18,126m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
8
Planning apps (3 years)
10
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)
12
Largest scheme
99 homes · FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

Former Build Centre, Former Build Centre, Rushdon Close, Romford, RM1 2RH74 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Off Manor Road, Romford, RM1 2RH46 homes
completed
RUSHDON CLOSE, RM224 homes
completed
22 - 26, 22 - 26, Osborne Road, Hornchurch, RM11 1HA12 homes
completed
Land rear of 222 - 223, Land rear of 222 - 223, Brentwood Road, Romford, RM1 2RL9 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 1LB

Full postcodeRM11 1LB
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.572635
Longitude0.200941
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