Hylands & Harrow Lodge · Havering · Romford constituency · 51.56861, 0.20860

RM11 1PF— Hylands & Harrow Lodge, Havering

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

One of London's quieter, safer enclaves

 

Safety 88/100Transport 24/100Yield 3.51%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
88
Schools
—
Transport
24
Environment
63
Investment
38

The bottom line

RM11 1PF offers low crime at £445,000 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 1PF

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-14.4% vs London avg
vs London income-6.0% vs London avg
vs London crime-75.0% vs London avg

Deep-dive guides for RM11 1PF

🛡️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 1PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Towers Junior School

Not yet inspected · 2 min walk

KS2: 103.9

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 141 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

16.3 incidents per 1,000 residents

Better than 89% of London
→ Stable

-73% vs borough

Crime by type

Violence & sexual offences41%
Other30%
Vehicle crime19%
Anti-social behaviour7%
Burglary4%
Drug offences0%
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 · 943m

Crime is 75% below 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.

£445,000

Median sale price

14% below London median

£445,000 is 14% below the London median (£520,000)

-26.8%

This year

Terraced

Dominant type

Price history

5-year change
+16.3%
Sales (24 months)5
New build0.0%
Avg detached£460,000
Avg semi-detached£425,000
Avg terraced£445,000
Price per m²£4,795/m²
Price per ft²£445/ft²
Avg floor area90.6 m²

EPC breakdown

B
1%
C
15%
D
21%
E
6%
F
2%

Based on 45 properties · Confidence: high

Street mix

Semi 23%Terraced 58%Detached 19%

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£9,750
First-time buyerFTB
£1,000
Additional propertyBTL/2nd
£23,100

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

11.3×

Price-to-income

£2,226/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£226,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 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

1997–2025 · CAGR

+4.4%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.9%

per year

Acceleration

-95.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 43 sales

Property Type Mix

Total: 43 sales

Detached18.6%
Semi-detached23.3%
Terraced58.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£134k£84k-37.3%1
Post-dot-com plateau2001–2004£121k£188k+55%1.7
Pre-crash peak2006–2007£205k£219k+6.8%1
GFC & correction2009–2012£335k£308k-8.2%1.2
Help-to-Buy recovery2013–2016£226k£454k+100.7%2.8
Brexit uncertainty2018–2019£550k£500k-9.1%2.5
Pandemic surge2020–2021£384k£383k-0.3%3.5
Rate-rise correction2022–2022£635k£635k+0%1
Current market2025–2025£445k£445k+0%5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
9.7%
District
9.7%
Terraced+0% α
Local
4.8%
District
4.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

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
17.9 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
10 min walk
Emerson ParkNational Rail
10 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
19 min walk
Hornchurch Underground StationDistrict
22 min walk
Romford Rail StationElizabeth line · Liberty
24 min walk
No bus stops within 400m

8

Walkability score

16

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

26

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park594m
Santander docks (800m)0
Nearest cycle dock14.7 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: 20.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.6 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

9 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

3

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

87

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Harrow (492 m)

Nearest supermarketCo-op Food · 2.3 km
2 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)

2.1km

Post office

Nearby shops

Hillview Food & Wine371 m

Nearby cafes

Tower's Cafe313 m
Sam's Cafe769 m
Costa914 m
Natural Bean1.0 km

Nearby restaurants

China City537 m
Casa Mia543 m
Fish & Shish612 m
Green Chilli633 m

Nearby pubs

The Harrow492 m
Monty's Bar734 m
The Chequers760 m
J.J. Moon's841 m

Nearby gyms

Harrow Lodge Leisure Centre742 m

Nearby pharmacies

Superdrug872 m

Nearby health

Harrow Dental Practice749 m
Hornchurch Healthcare780 m
Food hygiene (5-star)48% of 21

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

38

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score24/100
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

62.8

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,237m
Crossrail 2 route18,702m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,216 nationally

1,656

Est. population

8,460/km²

55%

Employed

26%

Degree educated

£39,500

Median income

3.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

64

Community stability

Age profile

21%
15%
17%
21%
25%
Under 1821%
18–3415%
35–4917%
50–6421%
65+25%

Tenure

51%
36%
Own outright51%
Own (mortgage)36%
Private rent7%
Social rent5%
Shared ownership0%

Ethnicity

84%
White British84%
White Other5%
Asian5%
Black3%
Mixed3%
Other0%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household12%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent7%
Social rent5%

vs. London

Income vs London-6.0%
Price vs London-14.4%

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)
6
Local approval rate
0%
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
40, 40, Harrow Drive, Hornchurch, RM11 1NU2 homes
completed
73, 73, Harrow Drive, Hornchurch, RM11 1NT2 homes
completed
12, 12, Harrow Drive, Hornchurch, RM11 1NU2 homes
completed
103, 103, Harrow Drive, Hornchurch, RM11 1NT2 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 (£445,000)

£9,750

Standard buyer

£1,000

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 1PF

Full postcodeRM11 1PF
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.568606
Longitude0.208596
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