Squirrels Heath · Havering · Romford constituency · 51.57676, 0.20922

RM11 2BZ— Squirrels Heath, Havering

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

London's quiet achiever

 

Safety 83/100Transport 42/100Low yield 2.20%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
62
Safety
83
Schools
—
Transport
42
Environment
64
Investment
38

The bottom line

RM11 2BZ offers low crime at £710,000 median — 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 2BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+36.5% vs London avg
vs London income-6.0% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for RM11 2BZ

🛡️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 2BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 3 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 12 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 151 min walk

4 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.6km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£710,000

Median sale price

Above London median by 37%

£710,000 is 37% above the London median (£520,000)

+41.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+19.3%
Sales (24 months)7
New build0.0%
Avg detached£742,500
Avg semi-detached£480,000
Avg flat£263,750
Price per m²£5,956/m²
Price per ft²£553/ft²
Avg floor area124.3 m²

EPC breakdown

B
1%
C
5%
D
20%
E
18%

Based on 44 properties · Confidence: high

Street mix

Semi 62%Detached 31%Flat 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

Stamp duty

Standard buyer£23,000
First-time buyerFTB
£23,000
Additional propertyBTL/2nd
£44,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

18.0×

Price-to-income

£3,552/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£310,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.3%

per year

Acceleration

+26.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 82 sales

Property Type Mix

Total: 82 sales

Detached30.5%
Semi-detached62.2%
Flat/maisonette7.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£175k+62.8%3
Post-dot-com plateau2001–2004£211k£280k+32.7%3
Pre-crash peak2005–2007£293k£318k+8.4%3.7
GFC & correction2008–2012£237k£240k+1.1%2.2
Help-to-Buy recovery2015–2016£637k£434k-32%3
Brexit uncertainty2017–2019£910k£467k-48.7%2.3
Pandemic surge2020–2021£458k£595k+29.9%3
Rate-rise correction2022–2023£600k£575k-4.2%2.5
Current market2024–2025£595k£775k+30.3%4.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
4.7%
District
4.7%
Semi-detached+0% α
Local
7.1%
District
7.1%

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 Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park Rail StationGreater Anglia line
7.4 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
8 min walk
Gidea ParkNational Rail
8 min walk
Emerson Park Rail StationLiberty
15 min walk
Romford Rail StationLiberty · Greater Anglia
23 min walk
Harold Wood Rail StationElizabeth line
30 min walk
No bus stops within 400m

21

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park127m
Santander docks (800m)0
Nearest cycle dock14.9 km

Nearby car parks

🅿️
Haynes Park Car Park
445m
🅿️
Gidea Park Station Car Park85 spaces· yes
662m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
751m

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

Nearest SSSI: Hornchurch Cutting SSSI — 2.1 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

6 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.7 km
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

16

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketALDI · 1.9 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.5km

Post office

Nearby shops

Hillview Food & Wine555 m

Nearby cafes

Natural Bean183 m
Pop In Sandwich bar584 m
UK's Cafe646 m
Tower's Cafe868 m

Nearby restaurants

Kervansaray118 m
Number One118 m
China Town118 m
Ginger Spice167 m

Nearby pubs

The Drill135 m
The New Inn630 m

Nearby gyms

David Lloyd Clubs893 m
Food hygiene (5-star)50% of 50

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

38

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 high.

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 score27/100
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

68.7

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,825m
Crossrail 2 route18,660m

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%
Price vs London+36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
100%
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)
6
Largest scheme
60 homes · 438, 438, UPPER BRENTWOOD ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

THE MANOR, THE MANOR, BRENTWOOD ROAD, RM2 6DH20 homes
completed
Haynes Park Court, Haynes Park Court, Slewins Lane, Hornchurch, RM11 2DE18 homes
completed
HAYNES PARK COURT, FRONTAGE, HAYNES PARK COURT, FRONTAGE, SLEWINS LANE, RM11 2BZ12 homes
completed
151, 151, Balgores Lane, Romford, RM2 6BT9 homes
completed
land adjacent 3, land adjacent 3, Manor Avenue, Hornchurch, RM11 2EB9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£710,000)

£23,000

Standard buyer

£23,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM11 2BZ

Full postcodeRM11 2BZ
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.576760
Longitude0.209223
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