Hylands & Harrow Lodge · Havering · Romford constituency · 51.56835, 0.20101

RM11 1NB— Hylands & Harrow Lodge, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 14/100Yield 3.73%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
84
Schools
60
Transport
14
Environment
62
Investment
39

The bottom line

RM11 1NB offers exceptional schools (100% Good/Outstanding) and low crime at £418,250 median — 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 1NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-19.6% vs London avg
vs London income-0.7% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for RM11 1NB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM11 1NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hylands Primary School

Not yet inspected · 6 min walk

KS2: 106.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 7 min walk

P8: +0.39A8: 55.0

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 · 137 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences42%
Other22%
Vehicle crime17%
Anti-social behaviour8%
Drug offences7%
Theft3%
Burglary2%
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 · 1.4km

Crime is 38% 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.

£418,250

Median sale price

20% below London median

£418,250 is 20% below the London median (£520,000)

+16.2%

This year

Terraced

Dominant type

Price history

5-year change
+11.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£528,000
Avg terraced£413,500
Price per m²£5,301/m²
Price per ft²£492/ft²
Avg floor area81.1 m²

EPC breakdown

C
3%
D
17%
E
9%
F
1%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 19%Terraced 78%Detached 2%Flat 2%

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£8,412
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,960

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

10.0×

Price-to-income

£2,092/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£202,750
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 DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.3%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

+29.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 58 sales

Property Type Mix

Total: 58 sales

Detached1.7%
Semi-detached19%
Terraced77.6%
Flat/maisonette1.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£114k+111.1%2.8
Post-dot-com plateau2002–2004£150k£184k+23%3
Pre-crash peak2005–2007£202k£263k+29.6%1.7
GFC & correction2008–2012£355k£223k-37.3%1.2
Help-to-Buy recovery2013–2016£190k£320k+68.4%2.2
Brexit uncertainty2017–2018£333k£315k-5.3%1
Pandemic surge2020–2021£320k£375k+17.2%3
Rate-rise correction2022–2023£480k£383k-20.3%2.5
Current market2025–2025£418k£418k+0%6

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.2%
District
6.2%

CAGR over 27yr 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
Gidea Park Rail StationGreater Anglia line
18.6 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

17

Walkability score

3

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

28

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park430m
Santander docks (800m)0
Nearest cycle dock14.1 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: 19.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.1 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

9 min walk

60%

Recommend GP

60%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (474 m)

Nearest supermarketALDI · 1.1 km
8 tennis courts1 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)

1.8km

Post office

Nearby shops

Hillview Food & Wine741 m

Nearby cafes

Sam's Cafe370 m
Cafe Shot819 m

Nearby restaurants

Now Peri Peri362 m
Burgaholic365 m
The Healthy Takeaway367 m
Blue Bengal369 m

Nearby pubs

The Harrow474 m
The Durham Arms830 m

Nearby gyms

Harrow Lodge Leisure Centre791 m

Nearby pharmacies

Tesco Pharmacy680 m
Food hygiene (5-star)61% of 33

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

39

Investment score

Weak

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

62.3

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,800m
Crossrail 2 route18,183m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,458 nationally

1,499

Est. population

8,709/km²

66%

Employed

27%

Degree educated

£41,700

Median income

2.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

22%
18%
19%
25%
16%
Under 1822%
18–3418%
35–4919%
50–6425%
65+16%

Tenure

44%
44%
Own outright44%
Own (mortgage)44%
Private rent10%
Social rent1%
Shared ownership1%

Ethnicity

75%
White British75%
White Other8%
Asian8%
Black5%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household7%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent10%
Social rent1%

vs. London

Income vs London-0.7%
Price vs London-19.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
9
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)
2
Largest scheme
59 homes · ST. LEONARD'S CHILDRENS HOME, ST. LEONARD'S CHILDRENS HOME, HORNCHURCH ROAD, RM11 1DT
Pipeline pressure
NONE

Named schemes (500m)

Former Harrow Lodge Campus, Former Harrow Lodge Campus, Hyland Way, Hornchurch, RM11 1DY44 homes
completed
165-171, 165-171, Hornchurch Road, Hornchurch, RM12 4TE23 homes
completed
22 - 26, 22 - 26, Osborne Road, Hornchurch, RM11 1HA12 homes
completed
Purbeck House, 230-234, Purbeck House, 230-234, Hornchurch Road, Hornchurch, RM11 1QB9 homes
completed
168, 168, Hornchurch Road, Hornchurch, RM11 1QH7 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 (£418,250)

£8,412

Standard buyer

£0

First-time buyer

Save £8,412

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 1NB

Full postcodeRM11 1NB
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.568353
Longitude0.201008
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