Squirrels Heath · Havering · Romford constituency · 51.57239, 0.20848

RM11 2AD— Squirrels Heath, Havering

Location and area intelligence for RM11 2AD, Squirrels Heath, Havering

London's quiet achiever

 

Safety 83/100Transport 24/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
83
Schools
—
Transport
24
Environment
66
Investment
30

The bottom line

RM11 2AD 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.

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Location

RM11 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.0% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for RM11 2AD

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How RM11 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Towers Infant School

Not yet inspected · 5 min walk

—

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 · 146 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.4 incidents per 1,000 residents

Better than 59% of London
→ Stable

-9% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour15%
Drug offences8%
Robbery8%
Vehicle crime8%
Burglary3%
Theft0%

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 · 1.2km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,799/m²
Price per ft²£539/ft²
Avg floor area102.1 m²

EPC breakdown

B
1%
C
1%
D
7%
E
2%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 73%Terraced 20%Detached 7%

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£255,250
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

+7.6%

Total change

+856%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.7%

per year

Acceleration

-4.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 30 sales

Property Type Mix

Total: 30 sales

Detached6.7%
Semi-detached73.3%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£116k+69.9%2.2
Post-dot-com plateau2001–2004£109k£145k+33.6%1
Pre-crash peak2005–2005£222k£222k+0%2
GFC & correction2008–2010£250k£308k+23%1
Help-to-Buy recovery2014–2015£374k£436k+16.7%1.5
Brexit uncertainty2018–2018£498k£498k+0%2
Pandemic surge2021–2021£362k£362k+0%2
Current market2024–2026£494k£650k+31.7%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.7%
District
7.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
12.9 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

13

Walkability score

18

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park556m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
Haynes Park Car Park
614m

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: 20.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

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

5 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 · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Drill (592 m)

Nearest supermarketALDI · 1.7 km
8 tennis courts

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 & Wine133 m

Nearby cafes

Tower's Cafe462 m
Natural Bean626 m
Pop In Sandwich bar1.0 km
UK's Cafe1.1 km

Nearby restaurants

Domino's357 m
Kervansaray521 m
China Town525 m
Number One533 m

Nearby pubs

The Drill592 m
The Harrow876 m
The New Inn1.1 km

Nearby gyms

Harrow Lodge Leisure Centre1.2 km
Food hygiene (5-star)58% of 36

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

30

Investment score

Weak

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score20/100
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

52.4

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,484m
Crossrail 2 route18,649m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,834 nationally

1,361

Est. population

7,835/km²

60%

Employed

31%

Degree educated

£39,500

Median income

2.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

22%
17%
21%
20%
20%
Under 1822%
18–3417%
35–4921%
50–6420%
65+20%

Tenure

45%
41%
13%
Own outright45%
Own (mortgage)41%
Private rent13%
Social rent1%
Shared ownership0%

Ethnicity

74%
White British74%
White Other7%
Asian8%
Black4%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household12%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
3
Local approval rate
75%
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
21, 21, Brierley Close, Hornchurch, RM11 2BD3 homes
completed
Land rear of 92, Land rear of 92, Slewins Lane, RM112 homes
completed
103, 103, Harrow Drive, Hornchurch, RM11 1NT2 homes
completed
51, 51, Great Gardens Road, HORNCHURCH, RM11 2BB2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Christine VickeryConservative
Keith PrinceConservative
Michael John WhiteConservative

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Key facts for RM11 2AD

Full postcodeRM11 2AD
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.572386
Longitude0.208476
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