Squirrels Heath · Havering · Romford constituency · 51.58171, 0.21438

RM11 2EZ— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 37/100

Best for: Families

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

Liveability
56
Safety
81
Schools
100
Transport
37
Environment
64
Investment
54

The bottom line

RM11 2EZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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 2EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for RM11 2EZ

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM11 2EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Ardleigh Green Infant School

Outstanding · Inspected Mar 2024 · 7 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 7 min walk

P8: +0.54A8: 52.5

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 · 159 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

+7% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime16%
Drug offences6%
Robbery3%
Theft3%
Burglary2%

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 · 2.0km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area152.4 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

Street mix

Detached 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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£381,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2020 · CAGR

+4.8%

Total change

+102%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.6%

per year

Acceleration

-12.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£445k£445k+0%3.5
GFC & correction2010–2010£495k£495k+0%2
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2020–2020£900k£900k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
2.2%
District
2.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park StationElizabeth line line
6.9 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
7 min walk
Gidea ParkNational Rail
7 min walk
Emerson Park Rail StationLiberty
19 min walk
Harold Wood Rail StationElizabeth line
22 min walk
Romford Rail StationElizabeth line · Liberty
29 min walk
No bus stops within 400m

10

Walkability score

4

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park634m
Santander docks (800m)0
Nearest cycle dock15.3 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
653m
🅿️
Haynes Park Car Park
663m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
740m

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 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

14 min walk

60%

Recommend GP

60%

Overall GP experience

0

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 · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.9 km
4 tennis courts2 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)

1.9km

Post office

Nearby shops

Hillview Food & Wine1.1 km

Nearby cafes

Cosy Cafe483 m
Cafe 108512 m
Pop In Sandwich bar629 m
Natural Bean635 m

Nearby restaurants

Station Kebab418 m
Great Wall424 m
The Clove455 m
The Brunch Bar465 m

Nearby pubs

The New Inn179 m
The Ardleigh548 m
The Drill630 m

Nearby gyms

David Lloyd Clubs239 m
Greenwood Boxing and Fitness490 m
Food hygiene (5-star)54% of 37

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

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

26

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,449m
Crossrail 2 route18,987m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,599 nationally

2,286

Est. population

8,678/km²

63%

Employed

36%

Degree educated

£38,400

Median income

6.7%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

22%
24%
23%
16%
15%
Under 1822%
18–3424%
35–4923%
50–6416%
65+15%

Tenure

19%
27%
28%
23%
Own outright19%
Own (mortgage)27%
Private rent28%
Social rent23%
Shared ownership2%
Rent free0%

Ethnicity

63%
White British63%
White Other10%
Asian10%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household34%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
2
Planning apps (3 years)
9
Local approval rate
50%
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)
3
Largest scheme
205 homes · RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT
Pipeline pressure
NONE

Named schemes (500m)

RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT205 homes
completed
Snowdon Court, Snowdon Court, Squirrells Heath Road, Elvet Avenue, Gidea Park, RM2 6DU98 homes
completed
438, 438, UPPER BRENTWOOD ROAD, RM260 homes
completed
Interwood Site, Interwood Site, Stafford Avenue, Hornchurch, RM11 2ER20 homes
completed
New Inn, New Inn, Squirrels Heath Lane, Gidea Park, RM2 6DP7 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 2EZ

Full postcodeRM11 2EZ
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.581708
Longitude0.214385
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