Hylands & Harrow Lodge · Havering · Romford constituency · 51.56691, 0.21030

RM11 1PP— Hylands & Harrow Lodge, Havering

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

London's quiet achiever

 

Safety 88/100Transport 27/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
63
Safety
88
Schools
—
Transport
27
Environment
84
Investment
24

The bottom line

RM11 1PP offers low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 1PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM11 1PP

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM11 1PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Towers Junior School

Not yet inspected · 2 min walk

KS2: 103.9

—

Secondary

Hornchurch High School

Not yet inspected · 14 min walk

P8: +0.35A8: 51.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 140 min walk

4 primaries · 0 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 · 757m

Crime is 75% 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£7,085/m²
Price per ft²£658/ft²
Avg floor area99.8 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

Street mix

Semi 40%Detached 60%

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£249,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

1995–2024 · CAGR

+6.6%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.5%

per year

Acceleration

+69.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Detached60%
Semi-detached40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£110k£110k+0%1
Post-dot-com plateau2001–2002£230k£210k-8.7%1.5
Pre-crash peak2005–2006£310k£303k-2.1%1.5
GFC & correction2010–2012£250k£250k+0%1
Pandemic surge2020–2021£485k£580k+19.6%1.5
Rate-rise correction2023–2023£465k£465k+0%2
Current market2024–2024£695k£695k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Hornchurch Underground StationDistrict line
18.4 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
9 min walk
Emerson ParkNational Rail
9 min walk
Hornchurch Underground StationDistrict
19 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
21 min walk
Upminster Bridge Underground StationDistrict
25 min walk
No bus stops within 400m

9

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria73 min ↑
Waterloo72 min ↑
Canary Wharf ★57 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

41

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park508m
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 waterHIGH
High
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 AONB85% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.5 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

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (441 m)

Nearest supermarketCo-op Food · 2.1 km
1 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)

1.9km

Post office

Nearby shops

Hillview Food & Wine544 m
The Hop Shop691 m

Nearby cafes

Tower's Cafe325 m
Costa698 m

Nearby restaurants

KFC Hornchurch488 m
China City522 m
Casa Mia529 m
Fumiko600 m

Nearby pubs

The Harrow441 m
J.J. Moon's621 m
OJ's635 m
Monty's Bar639 m

Nearby gyms

Harrow Lodge Leisure Centre602 m

Nearby pharmacies

Superdrug653 m
Boots792 m

Nearby health

Harrow Dental Practice527 m
Hornchurch Healthcare626 m
Food hygiene (5-star)57% of 35

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

24

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,221m
Crossrail 2 route18,842m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
1
Planning apps (3 years)
5
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
12, 12, Harrow Drive, Hornchurch, RM11 1NU2 homes
completed
40, 40, Harrow Drive, Hornchurch, RM11 1NU2 homes
completed
28, 28, Harrow Drive, Hornchurch, RN11 1NU1 homes
completed
84, 84, Harrow Drive, Hornchurch, RM11 1NX1 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

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Key facts for RM11 1PP

Full postcodeRM11 1PP
Postcode districtRM11
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.566910
Longitude0.210303
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