Hylands & Harrow Lodge · Havering · Romford constituency · 51.57013, 0.20739

RM11 1PL— Hylands & Harrow Lodge, Havering

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

One of London's quieter, safer enclaves

 

Safety 81/100Transport 21/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
81
Schools
—
Transport
21
Environment
61
Investment
41

The bottom line

RM11 1PL 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM11 1PL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM11 1PL meets your needs.

Location

RM11 1PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM11 1PL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM11 1PL with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How RM11 1PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Towers Junior School

Not yet inspected · 4 min walk

KS2: 103.9

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 143 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 · 1.1km

Crime is 61% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,692/m²
Price per ft²£529/ft²
Avg floor area66 m²

EPC breakdown

D
5%
E
4%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 25%Flat 70%Other 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£165,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

1999–2025 · CAGR

+7.2%

Total change

+517%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.9%

per year

Acceleration

-59.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached27.8%
Flat/maisonette72.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£77k+28.3%1
Post-dot-com plateau2001–2004£94k£159k+69.8%1.3
Pre-crash peak2007–2007£185k£185k+0%1
GFC & correction2009–2010£168k£155k-7.5%1.5
Help-to-Buy recovery2013–2016£145k£405k+178.9%1
Brexit uncertainty2017–2019£315k£279k-11.4%1
Pandemic surge2021–2021£284k£284k+0%1
Rate-rise correction2022–2022£420k£420k+0%1
Current market2025–2025£370k£370k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
15.8 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Emerson Park Rail StationLiberty
11 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
16 min walk
Gidea ParkNational Rail
16 min walk
Romford Rail StationElizabeth line · Liberty
22 min walk
Hornchurch Underground StationDistrict
25 min walk
No bus stops within 400m

10

Walkability score

16

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park694m
Santander docks (800m)0
Nearest cycle dock14.6 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: 20.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 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

7 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

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

73

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Harrow (614 m)

Nearest supermarketALDI · 1.5 km
6 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)

2.3km

Post office

Nearby shops

Hillview Food & Wine267 m

Nearby cafes

Tower's Cafe398 m
Sam's Cafe799 m
Natural Bean873 m

Nearby restaurants

Domino's540 m
China City632 m
Casa Mia637 m
Fish & Shish687 m

Nearby pubs

The Harrow614 m
The Drill842 m

Nearby gyms

Harrow Lodge Leisure Centre898 m

Nearby health

Harrow Dental Practice937 m
Food hygiene (5-star)56% of 34

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

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score20/100
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

48.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,272m
Crossrail 2 route18,599m

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
Planning apps (12 months)
1
Planning apps (3 years)
3
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)

Former Harrow Lodge Campus, Former Harrow Lodge Campus, Hyland Way, Hornchurch, RM11 1DY44 homes
completed
Lime Court, Lime Court, Elmhurst Drive, Hornchurch, RM11 1NR18 homes
completed
21, 21, Brierley Close, Hornchurch, RM11 2BD3 homes
completed
103, 103, Harrow Drive, Hornchurch, RM11 1NT2 homes
completed
62, 62, Great Gardens Road, Hornchurch, RM11 2BA2 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

Live in RM11 1PL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM11 1PL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM11 1PL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM11 1PL

Full postcodeRM11 1PL
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.570131
Longitude0.207386
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