Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58342, 0.21991

RM11 2DX— Squirrels Heath, Havering

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

Under-the-radar value

 

Schools 100%Safety 84/100Transport 20/100Yield 6.64%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
84
Schools
100
Transport
20
Environment
64
Investment
54

The bottom line

RM11 2DX offers exceptional schools (100% Good/Outstanding) and low crime at £235,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-54.8% vs London avg
vs London income-4.3% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for RM11 2DX

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

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“Under-the-radar value”

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How RM11 2DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Junior School

Outstanding · Inspected Dec 2023 · 2 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 9 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 164 min walk

2 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.4 incidents per 1,000 residents

Better than 65% of London
→ Stable

-21% vs borough

Crime by type

Other37%
Violence & sexual offences27%
Vehicle crime14%
Anti-social behaviour11%
Drug offences6%
Burglary2%
Theft1%
Robbery1%

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 · 1.7km

Crime is 27% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£235,000

Median sale price

Bottom 25% — 55% below London median

£235,000 is 55% below the London median (£520,000)

+110.6%

This year

Flat

Dominant type

Price history

5-year change
-48.9%
Sales (24 months)5
New build0.0%
Avg terraced£470,000
Avg flat£227,000
Price per m²£3,189/m²
Price per ft²£296/ft²
Avg floor area75.2 m²

EPC breakdown

C
8%
D
19%
E
6%

Based on 33 properties · Confidence: high

Street mix

Semi 25%Terraced 16%Flat 57%Other 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,050

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

5.8×

Price-to-income

£1,176/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£188,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

+99.1%

per year

Acceleration

+167.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 60 sales

Property Type Mix

Total: 60 sales

Semi-detached28.3%
Terraced18.3%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£142k+99.3%2.5
Post-dot-com plateau2001–2004£75k£147k+96%2.2
Pre-crash peak2005–2007£119k£195k+63.4%3
GFC & correction2009–2011£250k£224k-10.5%1
Help-to-Buy recovery2013–2016£143k£446k+211.9%2
Brexit uncertainty2017–2019£400k£357k-10.9%2
Pandemic surge2021–2021£460k£460k+0%2
Rate-rise correction2022–2022£705k£705k+0%1
Current market2024–2025£224k£445k+99.1%3.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%
Semi-detached+0% α
Local
5.6%
District
5.6%
Terraced+0% α
Local
5.9%
District
5.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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 StationElizabeth line line
11.6 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
12 min walk
Gidea ParkNational Rail
12 min walk
Harold Wood Rail StationElizabeth line
17 min walk
Emerson Park Rail StationLiberty
21 min walk
Romford Rail StationElizabeth line · Liberty
34 min walk
No bus stops within 400m

22

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria79 min ↑
Waterloo75 min ↑
Canary Wharf ★63 min
City69 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park460m
Santander docks (800m)0
Nearest cycle dock15.7 km

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: 21.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 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

KINGS PARK SURGERY

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

14 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.5 km
4 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby cafes

Cosy Cafe80 m
Cafe 10886 m
Cafe on the corner1.0 km

Nearby restaurants

The Clove39 m
Essex Best Kebab46 m
The Brunch Bar51 m
Pizza Hut Delivery65 m

Nearby pubs

The Ardleigh134 m
The New Inn572 m

Nearby gyms

Greenwood Boxing and Fitness103 m
David Lloyd Clubs292 m
Food hygiene (5-star)52% of 25

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

54

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
Gross yield
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score9/100
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

43.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,866m
Crossrail 2 route19,364m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,714 nationally

1,774

Est. population

4,142/km²

63%

Employed

31%

Degree educated

£40,200

Median income

4.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

23%
20%
23%
17%
17%
Under 1823%
18–3420%
35–4923%
50–6417%
65+17%

Tenure

29%
42%
19%
Own outright29%
Own (mortgage)42%
Private rent19%
Social rent9%
Shared ownership1%

Ethnicity

65%
15%
White British65%
White Other8%
Asian15%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household19%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent19%
Social rent9%

vs. London

Income vs London-4.3%
Price vs London-54.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
3
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)
13
Largest scheme
205 homes · RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT
Pipeline pressure
NONE

Named schemes (500m)

Interwood Site, Interwood Site, Stafford Avenue, Hornchurch, RM11 2ER20 homes
completed
78-82, 78-82, Ardleigh Green Road, Hornchurch, RM11 1LG9 homes
completed
Plot adj acent to 1, Plot adj acent to 1, Stafford Avenue, Hornchurch, RM11 2EU1 homes
completed
Rear of 174, Rear of 174, Ardleigh Green Road, Hornchurch, RM11 2SU1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,463
Constituency
Romford

Councillors

Christine VickeryConservative
Keith PrinceConservative
Michael John WhiteConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£235,000)

£0

Standard buyer

£0

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 2DX

Full postcodeRM11 2DX
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.583420
Longitude0.219910
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
Survey