Hylands & Harrow Lodge · Havering · Romford constituency · 51.56646, 0.20099

RM11 1NF— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 80/100Transport 12/100Low yield 3.37%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
80
Schools
60
Transport
12
Environment
83
Investment
41

The bottom line

RM11 1NF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £463,000 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 1NF

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-11.0% vs London avg
vs London income-0.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for RM11 1NF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM11 1NF 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 · 9 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

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+22% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Anti-social behaviour17%
Vehicle crime10%
Burglary6%
Theft5%
Drug offences2%
Robbery2%

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 +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£463,000

Median sale price

11% below London median

£463,000 is 11% below the London median (£520,000)

+23.5%

This year

Terraced

Dominant type

Price history

5-year change
-2.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£570,000
Avg terraced£461,500
Price per m²£4,682/m²
Price per ft²£435/ft²
Avg floor area95.2 m²

EPC breakdown

C
2%
D
16%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 11%Terraced 89%

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£10,650
First-time buyerFTB
£1,900
Additional propertyBTL/2nd
£24,540

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

11.1×

Price-to-income

£2,316/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£238,000
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 EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+443%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.5%

per year

Acceleration

+21.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached10.9%
Terraced89.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£137k+31%2.2
Post-dot-com plateau2001–2004£127k£236k+86.6%2
Pre-crash peak2005–2007£263k£247k-6.3%2
GFC & correction2008–2012£366k£250k-31.7%1.4
Help-to-Buy recovery2013–2013£228k£228k+0%1
Brexit uncertainty2018–2018£443k£443k+0%2
Pandemic surge2020–2021£398k£475k+19.5%1.5
Rate-rise correction2022–2022£510k£510k+0%1
Current market2024–2026£454k£570k+25.7%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing5
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
21 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

24

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

36

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park234m
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 — 2.1 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

11 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

116

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 (324 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 & Wine870 m

Nearby cafes

Sam's Cafe195 m
Lakeview Palace1.2 km

Nearby restaurants

Now Peri Peri154 m
Burgaholic179 m
Fish & Shish182 m
The Healthy Takeaway186 m

Nearby pubs

The Harrow324 m

Nearby gyms

Harrow Lodge Leisure Centre614 m

Nearby pharmacies

Tesco Pharmacy621 m
Food hygiene (5-star)59% of 27

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

41

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

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

25/100

Velocity score

Future outlook

52.9

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,672m
Crossrail 2 route18,209m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,106 nationally

1,796

Est. population

6,222/km²

57%

Employed

28%

Degree educated

£41,700

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

21%
17%
20%
22%
21%
Under 1821%
18–3417%
35–4920%
50–6422%
65+21%

Tenure

44%
37%
16%
Own outright44%
Own (mortgage)37%
Private rent16%
Social rent2%
Shared ownership1%

Ethnicity

73%
White British73%
White Other8%
Asian10%
Black6%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household17%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent16%
Social rent2%

vs. London

Income vs London-0.7%
Price vs London-11.0%

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)
7
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)
0
Largest scheme
74 homes · ST LEONARDS HAMLET, ST LEONARDS HAMLET, HORNCHURCH ROAD, RM12 4SY
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
HORNCHURCH BUS DEPOT, HORNCHURCH BUS DEPOT, HORNCHURCH ROAD, RM1222 homes
completed
Purbeck House, 230-234, Purbeck House, 230-234, Hornchurch Road, Hornchurch, RM11 1QB9 homes
completed
197, 197, Hornchurch Road, RM118 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 (£463,000)

£10,650

Standard buyer

£1,900

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 1NF

Full postcodeRM11 1NF
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.566456
Longitude0.200989
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