Emerson Park · Havering · Hornchurch and Upminster constituency · 51.56995, 0.22002

RM11 2BE— Emerson Park, Havering

Location and area intelligence for RM11 2BE, Emerson Park, Havering

The family fortress

 

Schools 100%Safety 87/100Transport 35/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
87
Schools
60
Transport
35
Environment
65
Investment
35

The bottom line

RM11 2BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM11 2BE

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM11 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Langtons Infant School & Nursery

Not yet inspected · 10 min walk

—

Secondary

The Campion School

Not yet inspected · 20 min walk

P8: +0.60A8: 55.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 149 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.2 incidents per 1,000 residents

Better than 80% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour20%
Vehicle crime16%
Other12%
Burglary12%
Drug offences8%
Robbery4%
Theft0%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 598m

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,949/m²
Price per ft²£460/ft²
Avg floor area88.2 m²

EPC breakdown

D
8%
E
4%
F
4%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Flat 100%

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£220,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,415
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.9%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.5%

per year

Acceleration

+17.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£105k£100k-5.2%1.7
Post-dot-com plateau2004–2004£313k£313k+0%1
Pre-crash peak2007–2007£300k£300k+0%1
GFC & correction2009–2012£235k£226k-3.7%1.3
Help-to-Buy recovery2014–2016£273k£400k+46.8%1.5
Brexit uncertainty2017–2017£395k£395k+0%1
Pandemic surge2021–2021£393k£393k+0%2
Rate-rise correction2023–2023£380k£380k+0%2
Current market2025–2025£435k£435k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hornchurch Underground StationDistrict line
21.2 min walk
Emerson Park

Nearby stations

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

17

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria76 min ↑
Waterloo70 min ↑
Canary Wharf ★56 min
City61 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park440m
Santander docks (800m)0
Nearest cycle dock15.4 km

Nearby car parks

🅿️
Haynes Park Car Park
723m

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: 21.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.0 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

15 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

31

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 2.8 km
4 tennis courts26 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

The Hop Shop242 m
Hillview Food & Wine715 m

Nearby cafes

Tower's Cafe494 m
Costa819 m

Nearby restaurants

Papadom111 m
Shish Meze113 m
Mother India255 m
Fu Wing290 m

Nearby pubs

Monty's Bar175 m
The Chequers197 m
Hop Inn Micropub244 m
The Fatling795 m

Nearby pharmacies

Superdrug822 m
Boots835 m

Nearby health

Hornchurch Healthcare389 m
Harrow Dental Practice840 m
Food hygiene (5-star)58% of 40

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

35

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
3.6% (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 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

61.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,965m
Crossrail 2 route19,472m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,778 nationally

1,739

Est. population

2,638/km²

55%

Employed

41%

Degree educated

£39,200

Median income

1.7%

Claimant rate

SuburbanLow densityOwner occupiers / families

60

Community stability

Age profile

20%
15%
16%
22%
27%
Under 1820%
18–3415%
35–4916%
50–6422%
65+27%

Tenure

43%
34%
16%
Own outright43%
Own (mortgage)35%
Private rent7%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

48%
37%
White British48%
White Other4%
Asian37%
Black5%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine11%
No car household17%
Unemployed2%
No qualifications19%

Housing tenure (Census 2021)

Social rent16%
Private rent7%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
11
Local approval rate
33%
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)
25
Largest scheme
44 homes · 75, 75, North Street, Hornchurch, RM11 1ST
Pipeline pressure
NONE

Named schemes (500m)

75, 75, North Street, Hornchurch, RM11 1ST44 homes
completed
30-36, 30-36, BUTTS GREEN ROAD, RM11 2JW30 homes
completed
BT DEPOT, BT DEPOT, NORTH STREET, RM1127 homes
completed
1-3 & REAR OF 5-7, 1-3 & REAR OF 5-7, BERTHER ROAD, RM1119 homes
completed
LAND FRONTING, LAND FRONTING, ARDLEIGH GREEN ROAD, HAYNES ROAD, RM1116 homes
completed

Politics

Local councillors and MP

Ward majority
Havering Residents Association
Ward majority vote
26.0%
Ward turnout
41%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Laurance Robert GarrardHavering Residents Association
David GodwinHavering Residents Association

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Key facts for RM11 2BE

Full postcodeRM11 2BE
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.569947
Longitude0.220018
Parliamentary constituencyHornchurch and Upminster
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
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