Squirrels Heath · Havering · Romford constituency · 51.57198, 0.21116

RM11 2AH— Squirrels Heath, Havering

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 26/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
82
Schools
—
Transport
26
Environment
63
Investment
32

The bottom line

RM11 2AH offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2AH

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-16.0% vs London avg

Deep-dive guides for RM11 2AH

🛡️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 2AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Towers Infant School

Not yet inspected · 4 min walk

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 147 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
→ Stable

-9% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Vehicle crime21%
Anti-social behaviour8%
Robbery5%
Burglary5%
Drug offences2%
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 · 1.1km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,340/m²
Price per ft²£682/ft²
Avg floor area79 m²

EPC breakdown

C
4%
D
16%
E
8%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 80%Terraced 18%Detached 2%

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£197,500
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, 100 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

1995–2025 · CAGR

+7.3%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.5%

per year

Acceleration

+9.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Semi-detached81.3%
Terraced16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£115k+62%2.2
Post-dot-com plateau2001–2004£168k£225k+33.9%1
Pre-crash peak2005–2007£230k£269k+16.7%3
GFC & correction2011–2012£215k£248k+15.1%1
Help-to-Buy recovery2013–2016£226k£330k+45.9%2
Brexit uncertainty2017–2019£460k£515k+12%2.3
Pandemic surge2020–2021£455k£400k-12.1%3
Rate-rise correction2022–2023£400k£499k+24.8%1.5
Current market2024–2025£518k£588k+13.5%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.3%
District
7.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
13.9 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
9 min walk
Emerson ParkNational Rail
9 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
15 min walk
Romford Rail StationLiberty · Elizabeth line
25 min walk
Hornchurch Underground StationDistrict
26 min walk
No bus stops within 400m

11

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City64 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 park517m
Santander docks (800m)0
Nearest cycle dock14.9 km

Nearby car parks

🅿️
Haynes Park Car Park
517m

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: 20.6 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

7 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Drill (673 m)

Nearest supermarketCo-op Food · 2.7 km
3 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)

2.2km

Post office

Nearby shops

Hillview Food & Wine73 m
The Hop Shop781 m

Nearby cafes

Tower's Cafe323 m
Natural Bean715 m

Nearby restaurants

Domino's526 m
Kervansaray614 m
China Town617 m
Number One625 m

Nearby pubs

The Drill673 m
Monty's Bar681 m
The Chequers717 m
Hop Inn Micropub786 m

Nearby gyms

Harrow Lodge Leisure Centre1.2 km

Nearby pharmacies

Superdrug1.1 km

Nearby health

Hornchurch Healthcare834 m
Harrow Dental Practice1.0 km
Food hygiene (5-star)65% of 23

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

32

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 71%
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

50.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,605m
Crossrail 2 route18,838m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,793 nationally

1,665

Est. population

5,670/km²

60%

Employed

30%

Degree educated

£39,500

Median income

1.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

20%
19%
19%
20%
22%
Under 1820%
18–3419%
35–4920%
50–6420%
65+22%

Tenure

46%
40%
13%
Own outright46%
Own (mortgage)40%
Private rent13%
Social rent1%

Ethnicity

78%
White British78%
White Other6%
Asian10%
Black1%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household15%
Unemployed2%
No qualifications16%

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)
5
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)
1
Largest scheme
20 homes · THE MANOR, THE MANOR, BRENTWOOD ROAD, RM2 6DH
Pipeline pressure
NONE

Named schemes (500m)

HAYNES PARK COURT, FRONTAGE, HAYNES PARK COURT, FRONTAGE, SLEWINS LANE, RM11 2BZ12 homes
completed
118, 118, Slewins Lane, Hornchurch, RM11 2BU2 homes
completed
51, 51, Great Gardens Road, HORNCHURCH, RM11 2BB2 homes
completed
35, 35, Brooklands Gardens, Hornchurch, RM11 2AF2 homes
completed
Land rear of 92, Land rear of 92, Slewins Lane, RM112 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
1,943
Constituency
Hornchurch and Upminster

Councillors

Christine VickeryConservative
Keith PrinceConservative
Michael John WhiteConservative

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Key facts for RM11 2AH

Full postcodeRM11 2AH
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.571984
Longitude0.211156
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