Emerson Park · Havering · Hornchurch and Upminster constituency · 51.58193, 0.22843

RM11 2BF— Emerson Park, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 17/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
87
Schools
60
Transport
17
Environment
65
Investment
45

The bottom line

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

The catch: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM11 2BF

🛡️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 2BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Nelmes Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 108.1

—

Secondary

The Campion School

Not yet inspected · 3 min walk

P8: +0.60A8: 55.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 167 min walk

4 primaries · 2 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 offences50%
Other29%
Vehicle crime12%
Anti-social behaviour10%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.9km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area287 m²

EPC breakdown

B
3%

Based on 3 properties · Confidence: low

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£717,500
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.16 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2019 · CAGR

+2.9%

Total change

+3%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Detached100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£938k£965k+2.9%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood Rail StationElizabeth line line
15 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
16 min walk
Harold WoodNational Rail
16 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
19 min walk
Emerson Park Rail StationLiberty
20 min walk
Upminster Bridge Underground StationDistrict
33 min walk
No bus stops within 400m

6

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria80 min ↑
Waterloo74 min ↑
Canary Wharf ★62 min
City62 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 park598m
Santander docks (800m)0
Nearest cycle dock16.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 22.1 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.0 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): 1

Landslide susceptibility: Low

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

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

16 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (587 m)

No restaurants within 800m — nearest: Island Hut Fusion (546 m)

Nearest supermarketCo-op Food · 1.3 km
1 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby cafes

Cafe 108567 m
Cosy Cafe622 m

Nearby restaurants

Island Hut Fusion546 m
FY Grill547 m
Pizza Hut Delivery558 m
Masterchef571 m

Nearby pubs

The Ardleigh587 m

Nearby gyms

Greenwood Boxing and Fitness639 m
Teenage Area830 m
Food hygiene (5-star)82% of 11

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

45

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

27.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,228m
Crossrail 2 route19,959m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,257 nationally

1,488

Est. population

3,516/km²

62%

Employed

34%

Degree educated

£40,200

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

25%
19%
20%
19%
17%
Under 1825%
18–3419%
35–4920%
50–6419%
65+17%

Tenure

36%
46%
Own outright36%
Own (mortgage)46%
Private rent10%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

66%
14%
White British66%
White Other6%
Asian14%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household14%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
14
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)
27
Largest scheme
45 homes · TRANSFERRY HOUSE & FORMER BRENTWORKS, TRANSFERRY HOUSE & FORMER BRENTWORKS, WILTSHIRE AVENUE, SOUTHEND ARTERIAL ROAD, RM11
Pipeline pressure
NONE

Named schemes (500m)

PART OF HAROLD WOOD HOSPITAL SITE, OFF, PART OF HAROLD WOOD HOSPITAL SITE, OFF, EWAN ROAD, RM3 OWW27 homes
completed
LAND OFF, LAND OFF, RUSSETS, GARLAND WAY, RM11 2SX14 homes
completed
Land North of No 8, Land North of No 8, Jackson Close, Romford, RM11 2PA6 homes
completed
93-95, 93-95, Redden Court Road, Romford, RM3 0UL6 homes
completed
2 Prospect Road, Hornchurch, RM11 3TZ3 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 2BF

Full postcodeRM11 2BF
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.581927
Longitude0.228426
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
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Mail
Food Standards
Agency
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Office
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