Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58293, 0.22075

RM11 2LU— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
84
Schools
100
Transport
20
Environment
64
Investment
39

The bottom line

RM11 2LU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM11 2LU

🛡️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 2LU 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 · 3 min walk

KS2: 107.0

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 164 min walk

3 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

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£10,149/m²
Price per ft²£943/ft²
Avg floor area54.1 m²

EPC breakdown

C
8%

Based on 8 properties · Confidence: low

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£135,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (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

2009–2025 · CAGR

+5.7%

Total change

+143%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.7%

per year

Acceleration

+72.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£169k£169k+0%5
Help-to-Buy recovery2015–2016£185k£185k+0%2.5
Brexit uncertainty2018–2019£252k£243k-3.6%1.5
Current market2025–2025£410k£410k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.5%
District
4.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
12.2 min walk
Emerson Park

Nearby stations

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

22

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria80 min ↑
Waterloo74 min ↑
Canary Wharf ★62 min
City62 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 park492m
Santander docks (800m)0
Nearest cycle dock15.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 — 2.2 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

15 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalVictoria Hospital · 2.3 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

23

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

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

Cafe 108108 m
Cosy Cafe139 m
Cafe on the corner1.1 km

Nearby restaurants

Island Hut Fusion26 m
FY Grill51 m
Pizza Hut Delivery72 m
Essex Best Kebab102 m

Nearby pubs

The Ardleigh168 m
The New Inn619 m

Nearby gyms

Greenwood Boxing and Fitness164 m
David Lloyd Clubs359 m
Food hygiene (5-star)54% of 24

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

39

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

42.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,878m
Crossrail 2 route19,424m

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%

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)
16
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)

78-82, 78-82, Ardleigh Green Road, Hornchurch, RM11 1LG9 homes
completed
New City College, Ardleigh Green Campus, Off Garland Way, Hornchurch, RM11 2LL3 homes
completed
62 CECIL AVENUE, HORNCHURCH, RM11 2NB2 homes
completed
Plot adj acent to 1, Plot adj acent to 1, Stafford Avenue, Hornchurch, RM11 2EU1 homes
completed
18, 18, Nelmes Way, Hornchurch, RM11 2QZ1 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

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Key facts for RM11 2LU

Full postcodeRM11 2LU
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.582927
Longitude0.220752
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