Emerson Park · Havering · Romford constituency · 51.57279, 0.21698

RM11 2LB— Emerson Park, Havering

Location and area intelligence for RM11 2LB, Emerson Park, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 29/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
82
Schools
60
Transport
29
Environment
63
Investment
24

The bottom line

RM11 2LB 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 2LB

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-6.0% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for RM11 2LB

🛡️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 2LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Towers Infant School

Not yet inspected · 7 min walk

—

Secondary

The Royal Liberty School

Not yet inspected · 19 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 · 150 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
→ Stable

-9% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Vehicle crime21%
Anti-social behaviour8%
Robbery5%
Burglary5%
Drug offences2%
Theft0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 947m

Crime is 16% 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£5,884/m²
Price per ft²£547/ft²
Avg floor area162.1 m²

EPC breakdown

A
2%
B
1%
C
4%
D
6%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 33%Detached 67%

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£405,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.5%

Total change

+272%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.2%

per year

Acceleration

-0.33

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 27 sales

Property Type Mix

Total: 27 sales

Detached66.7%
Semi-detached33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£245k£148k-39.8%1.8
Post-dot-com plateau2002–2004£271k£500k+84.8%1
Pre-crash peak2005–2006£415k£525k+26.5%1.5
GFC & correction2008–2009£650k£291k-55.2%1.5
Help-to-Buy recovery2013–2015£612k£524k-14.5%1.3
Brexit uncertainty2018–2019£500k£810k+62%1.5
Pandemic surge2021–2021£905k£905k+0%2
Rate-rise correction2023–2023£910k£910k+0%1
Current market2025–2025£912k£912k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
-18.4%
District
-18.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing3
Trend Position40

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 Rail StationGreater Anglia line
15.2 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
6 min walk
Emerson ParkNational Rail
6 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
16 min walk
Upminster Bridge Underground StationDistrict
26 min walk
Hornchurch Underground StationDistrict
26 min walk
No bus stops within 400m

6

Walkability score

3

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park350m
Santander docks (800m)0
Nearest cycle dock15.3 km

Nearby car parks

🅿️
Haynes Park Car Park
350m

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: 21.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.4 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

11 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Monty's Bar (506 m)

Nearest supermarketCo-op Food · 2.6 km
4 tennis courts17 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Hillview Food & Wine487 m
The Hop Shop600 m

Nearby cafes

Tower's Cafe477 m
Natural Bean878 m
Costa1.1 km

Nearby restaurants

Papadom458 m
Shish Meze479 m
Mother India617 m
Fu Wing649 m

Nearby pubs

Monty's Bar506 m
The Chequers540 m
Hop Inn Micropub604 m
The Drill829 m

Nearby gyms

David Lloyd Clubs1.2 km

Nearby pharmacies

Superdrug1.1 km
Boots1.2 km

Nearby health

Hornchurch Healthcare721 m
Harrow Dental Practice1.1 km
Food hygiene (5-star)57% of 28

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

24

Investment score

Weak

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
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

47.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,982m
Crossrail 2 route19,232m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,793 nationally

1,665

Est. population

5,670/km²

60%

Employed

30%

Degree educated

£39,500

Median income

1.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

20%
19%
19%
20%
22%
Under 1820%
18–3419%
35–4920%
50–6420%
65+22%

Tenure

46%
40%
13%
Own outright46%
Own (mortgage)40%
Private rent13%
Social rent1%

Ethnicity

78%
White British78%
White Other6%
Asian10%
Black1%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household15%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
11
Local approval rate
33%
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
30 homes · 30-36, 30-36, BUTTS GREEN ROAD, RM11 2JW
Pipeline pressure
NONE

Named schemes (500m)

30-36, 30-36, BUTTS GREEN ROAD, RM11 2JW30 homes
completed
LAND FRONTING, LAND FRONTING, ARDLEIGH GREEN ROAD, HAYNES ROAD, RM1116 homes
completed
GREENWAYS COURT, GREENWAYS COURT, BUTTS GREEN ROAD, RM11 2JR14 homes
completed
12-18, 12-18, WOODLANDS AVENUE, EMERSON PARK, RM11 2QU12 homes
completed
Land next to Greenways Court, Land next to Greenways Court, Butts Green Road, Romford, RM11 2JL10 homes
completed

Politics

Local councillors and MP

Ward majority
Havering Residents Association
Ward majority vote
26.0%
Ward turnout
41%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Laurance Robert GarrardHavering Residents Association
David GodwinHavering Residents Association

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Key facts for RM11 2LB

Full postcodeRM11 2LB
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.572792
Longitude0.216982
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