Hylands & Harrow Lodge · Havering · Romford constituency · 51.56633, 0.20150

RM11 1NE— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 12/100Low yield 3.03%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
59
Safety
84
Schools
60
Transport
12
Environment
83
Investment
36

The bottom line

RM11 1NE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £514,500 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 1NE

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-1.1% vs London avg
vs London income-0.7% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for RM11 1NE

🛡️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 1NE 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 · 5 min walk

KS2: 109.2

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: +0.39A8: 55.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 135 min walk

5 primaries · 2 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 · 1.3km

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.

£514,500

Median sale price

1% below London median

£514,500 is 1% below the London median (£520,000)

-0.2%

This year

Terraced

Dominant type

Price history

5-year change
+13.7%
Sales (24 months)6
New build0.0%
Avg semi-detached£527,500
Avg terraced£514,000
Price per m²£5,827/m²
Price per ft²£541/ft²
Avg floor area88.4 m²

EPC breakdown

B
4%
C
7%
D
16%
E
7%

Based on 34 properties · Confidence: high

Street mix

Semi 10%Terraced 85%Flat 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£13,225
First-time buyerFTB
£4,475
Additional propertyBTL/2nd
£28,660

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

12.3×

Price-to-income

£2,574/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£221,000
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, no insulation (assumed)
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

1995–2026 · CAGR

+6.8%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

+10.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached10.5%
Terraced84.2%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£119k+76.9%1.8
Post-dot-com plateau2001–2004£138k£224k+62.5%1.8
Pre-crash peak2005–2007£215k£250k+16.3%2.3
GFC & correction2008–2008£243k£243k+0%2
Help-to-Buy recovery2014–2016£365k£382k+4.6%1.3
Brexit uncertainty2017–2019£393k£403k+2.4%5
Pandemic surge2021–2021£453k£453k+0%4
Rate-rise correction2022–2022£575k£575k+0%1
Current market2025–2026£515k£514k-0.2%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing2
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
Gidea Park Rail StationGreater Anglia line
21.1 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

24

Walkability score

5

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

38

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park231m
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 AONB82% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.0 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): 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

12 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 · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

120

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 (287 m)

Nearest supermarketALDI · 1.2 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 & Wine854 m

Nearby cafes

Sam's Cafe216 m
Lakeview Palace1.2 km

Nearby restaurants

Now Peri Peri154 m
Fish & Shish158 m
Casa Mia194 m
Burgaholic196 m

Nearby pubs

The Harrow287 m

Nearby gyms

Harrow Lodge Leisure Centre581 m

Nearby pharmacies

Tesco Pharmacy655 m
Food hygiene (5-star)58% of 26

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

36

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score24/100
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

61.1

Price growth score

C
Low

New supply risk

Low-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,692m
Crossrail 2 route18,246m

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-1.1%

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)
5
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)
0
Largest scheme
74 homes · ST LEONARDS HAMLET, ST LEONARDS HAMLET, HORNCHURCH ROAD, RM12 4SY
Pipeline pressure
NONE

Named schemes (500m)

ST. LEONARD'S CHILDRENS HOME, ST. LEONARD'S CHILDRENS HOME, HORNCHURCH ROAD, RM11 1DT59 homes
completed
ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1OT46 homes
completed
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
HORNCHURCH BUS DEPOT, HORNCHURCH BUS DEPOT, HORNCHURCH ROAD, RM1222 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 (£514,500)

£13,225

Standard buyer

£4,475

First-time buyer

Save £8,750

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 1NE

Full postcodeRM11 1NE
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.566330
Longitude0.201502
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