Squirrels Heath · Havering · Romford constituency · 51.57733, 0.21108

RM11 2ED— Squirrels Heath, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
60
Safety
83
Schools
60
Transport
39
Environment
65
Investment
27

The bottom line

RM11 2ED offers exceptional schools (100% Good/Outstanding) and 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 2ED

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-8.6% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for RM11 2ED

🛡️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 2ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Squirrels Heath Primary School

Not yet inspected · 5 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 12 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 153 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences36%
Other20%
Vehicle crime19%
Anti-social behaviour18%
Burglary5%
Drug offences3%
Theft0%
Robbery0%

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 · 1.6km

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,238/m²
Price per ft²£579/ft²
Avg floor area100.1 m²

EPC breakdown

D
3%
E
4%

Based on 7 properties · Confidence: low

Street mix

Semi 50%Detached 50%

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£250,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1996–2025 · CAGR

+5.7%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-2.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£125k£125k+0%1
Pre-crash peak2006–2006£564k£564k+0%1
GFC & correction2008–2008£340k£340k+0%1
Help-to-Buy recovery2013–2014£387k£600k+55%1
Rate-rise correction2022–2023£700k£670k-4.3%1
Current market2025–2025£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
7.5 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
14 min walk
Romford Rail StationLiberty · Greater Anglia
24 min walk
Harold Wood Rail StationElizabeth line
29 min walk
No bus stops within 400m

17

Walkability score

19

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park237m
Santander docks (800m)0
Nearest cycle dock15.0 km

Nearby car parks

🅿️
Haynes Park Car Park
347m
🅿️
Gidea Park Station Car Park85 spaces· yes
678m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
774m

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: 20.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% 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): 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

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketALDI · 2.0 km
4 tennis courts1 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)

2.4km

Post office

Nearby shops

Hillview Food & Wine618 m

Nearby cafes

Natural Bean262 m
Pop In Sandwich bar605 m
UK's Cafe680 m
Tower's Cafe901 m

Nearby restaurants

Number One240 m
China Town244 m
Kervansaray245 m
Ginger Spice268 m

Nearby pubs

The Drill220 m
The New Inn541 m

Nearby gyms

David Lloyd Clubs778 m
Food hygiene (5-star)55% of 42

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

27

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,965m
Crossrail 2 route18,784m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,732 nationally

1,561

Est. population

5,956/km²

57%

Employed

30%

Degree educated

£38,400

Median income

2.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

23%
18%
18%
19%
21%
Under 1823%
18–3419%
35–4918%
50–6419%
65+21%

Tenure

37%
31%
14%
17%
Own outright37%
Own (mortgage)31%
Private rent14%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

71%
13%
White British71%
White Other5%
Asian14%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household18%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Social rent17%
Private rent14%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
2
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)
5
Largest scheme
98 homes · Snowdon Court, Snowdon Court, Squirrells Heath Road, Elvet Avenue, Gidea Park, RM2 6DU
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
land adjacent 3, land adjacent 3, Manor Avenue, Hornchurch, RM11 2EB9 homes
completed
151, 151, Balgores Lane, Romford, RM2 6BT9 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

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Key facts for RM11 2ED

Full postcodeRM11 2ED
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.577328
Longitude0.211083
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