Squirrels Heath · Havering · Romford constituency · 51.57901, 0.21324

RM11 2HP— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 39/100Low yield 3.35%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
56
Safety
83
Schools
60
Transport
39
Environment
64
Investment
41

The bottom line

RM11 2HP offers exceptional schools (100% Good/Outstanding) and low crime at £465,500 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM11 2HP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM11 2HP meets your needs.

Location

RM11 2HP

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-10.5% vs London avg
vs London income-8.6% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for RM11 2HP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM11 2HP with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How RM11 2HP 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 · 7 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 10 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 · 156 min walk

3 primaries · 1 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

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 · 1.7km

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£465,500

Median sale price

10% below London median

£465,500 is 10% below the London median (£520,000)

-13.2%

This year

Terraced

Dominant type

Price history

5-year change
-8.7%
Sales (24 months)6
New build0.0%
Avg semi-detached£501,000
Avg terraced£430,000
Price per m²£5,761/m²
Price per ft²£535/ft²
Avg floor area80.9 m²

EPC breakdown

C
4%
D
18%
E
2%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 14%Terraced 86%

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£10,775
First-time buyerFTB
£2,025
Additional propertyBTL/2nd
£24,740

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

12.1×

Price-to-income

£2,329/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£202,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7%

Total change

+704%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.9%

per year

Acceleration

-73.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached14%
Terraced86%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£117k+134%1.6
Post-dot-com plateau2001–2004£113k£217k+93.1%3
Pre-crash peak2005–2007£213k£228k+7%2.3
GFC & correction2008–2012£242k£230k-5%2.3
Help-to-Buy recovery2013–2016£235k£363k+54.3%1.3
Brexit uncertainty2017–2019£410k£339k-17.3%2
Pandemic surge2020–2021£418k£510k+22%3.5
Rate-rise correction2022–2022£495k£495k+0%2
Current market2024–2026£466k£402k-13.6%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
3.7%
District
3.7%
Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
7.2 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
16 min walk
Harold Wood Rail StationElizabeth line
26 min walk
Romford Rail StationElizabeth line · Liberty
27 min walk
No bus stops within 400m

7

Walkability score

8

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 park390m
Santander docks (800m)0
Nearest cycle dock15.2 km

Nearby car parks

🅿️
Haynes Park Car Park
390m
🅿️
Gidea Park Station Car Park85 spaces· yes
667m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
767m

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: 21.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
Above average green space

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

10 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 · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.1 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)

2.2km

Post office

Nearby shops

Hillview Food & Wine831 m

Nearby cafes

Natural Bean418 m
Pop In Sandwich bar610 m
UK's Cafe699 m
Cosy Cafe744 m

Nearby restaurants

Station Kebab413 m
Great Wall416 m
Lighthouse Fish and Chips439 m
Number One441 m

Nearby pubs

The New Inn363 m
The Drill394 m
The Ardleigh806 m

Nearby gyms

David Lloyd Clubs548 m
Greenwood Boxing and Fitness758 m
Food hygiene (5-star)58% of 33

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

41

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

44.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,199m
Crossrail 2 route18,923m

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%
Price vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
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)
5
Largest scheme
205 homes · RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT
Pipeline pressure
NONE

Named schemes (500m)

Snowdon Court, Snowdon Court, Squirrells Heath Road, Elvet Avenue, Gidea Park, RM2 6DU98 homes
completed
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

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 (£465,500)

£10,775

Standard buyer

£2,025

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

Live in RM11 2HP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM11 2HP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

What else could £466k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track RM11 2HP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM11 2HP

Full postcodeRM11 2HP
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.579013
Longitude0.213243
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