Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58249, 0.22857

RM11 2NE— Squirrels Heath, Havering

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

The family fortress

 

Schools 100%Safety 86/100Transport 18/100Low yield 3.47%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
86
Schools
60
Transport
18
Environment
65
Investment
39

The bottom line

RM11 2NE offers exceptional schools (100% Good/Outstanding) and low crime at £450,000 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM11 2NE 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 2NE meets your needs.

Location

RM11 2NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-4.3% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for RM11 2NE

🛡️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 2NE with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM11 2NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Nelmes Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 108.1

—

Secondary

The Campion School

Not yet inspected · 3 min walk

P8: +0.60A8: 55.3

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 · 167 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences29%
Other15%
Vehicle crime10%
Drug offences8%
Theft2%
Robbery2%
Burglary2%

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 · 1.8km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-4.4%

This year

Terraced

Dominant type

Price history

5-year change
+4.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£570,000
Avg terraced£450,000
Price per m²£5,689/m²
Price per ft²£529/ft²
Avg floor area79.3 m²

EPC breakdown

C
9%
D
23%
E
8%
G
1%

Based on 41 properties · Confidence: high

Street mix

Semi 41%Terraced 59%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

11.2×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£198,250
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, no insulation (assumed)
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

+6.3%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-17.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached41.1%
Terraced58.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£128k+75.3%3.6
Post-dot-com plateau2001–2004£170k£193k+13.6%1.5
Pre-crash peak2005–2007£234k£227k-3.2%3.3
GFC & correction2008–2012£225k£212k-5.8%2.5
Help-to-Buy recovery2013–2015£265k£313k+17.9%2.7
Brexit uncertainty2017–2019£400k£378k-5.5%2.3
Pandemic surge2020–2021£435k£430k-1.1%3.5
Rate-rise correction2023–2023£425k£425k+0%1
Current market2024–2025£475k£450k-5.3%3

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
6.9%
District
6.9%
Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood Rail StationElizabeth line line
14.2 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
15 min walk
Harold WoodNational Rail
15 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
20 min walk
Emerson Park Rail StationLiberty
21 min walk
Upminster Bridge Underground StationDistrict
34 min walk
No bus stops within 400m

7

Walkability score

18

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park535m
Santander docks (800m)0
Nearest cycle dock16.3 km

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: 22.1 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

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): 1

Landslide susceptibility: Low

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

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (569 m)

No restaurants within 800m — nearest: FY Grill (541 m)

Nearest supermarketCo-op Food · 1.3 km
1 tennis courts3 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)

1.3km

Post office

Nearby shops

Bargain Booze1.1 km
Select Convenience1.1 km

Nearby cafes

Cafe 108555 m
Cosy Cafe609 m
Pulp Kitchen1.1 km

Nearby restaurants

FY Grill541 m
Island Hut Fusion544 m
Pizza Hut Delivery550 m
Masterchef559 m

Nearby pubs

The Ardleigh569 m

Nearby gyms

Greenwood Boxing and Fitness625 m
Teenage Area777 m
Food hygiene (5-star)82% of 11

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

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

59.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,274m
Crossrail 2 route19,967m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,937 nationally

1,706

Est. population

9,426/km²

68%

Employed

31%

Degree educated

£40,200

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

25%
18%
22%
20%
15%
Under 1825%
18–3418%
35–4922%
50–6420%
65+15%

Tenure

37%
53%
Own outright37%
Own (mortgage)53%
Private rent9%
Social rent2%

Ethnicity

72%
White British72%
White Other5%
Asian13%
Black5%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household8%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent9%
Social rent2%

vs. London

Income vs London-4.3%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
15
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)
31
Largest scheme
45 homes · TRANSFERRY HOUSE & FORMER BRENTWORKS, TRANSFERRY HOUSE & FORMER BRENTWORKS, WILTSHIRE AVENUE, SOUTHEND ARTERIAL ROAD, RM11
Pipeline pressure
NONE

Named schemes (500m)

PART OF HAROLD WOOD HOSPITAL SITE, OFF, PART OF HAROLD WOOD HOSPITAL SITE, OFF, EWAN ROAD, RM3 OWW27 homes
completed
LAND OFF, LAND OFF, RUSSETS, GARLAND WAY, RM11 2SX14 homes
completed
93-95, 93-95, Redden Court Road, Romford, RM3 0UL6 homes
completed
Land North of No 8, Land North of No 8, Jackson Close, Romford, RM11 2PA6 homes
completed
2 Prospect Road, Hornchurch, RM11 3TZ3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

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 2NE? 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 2NE.
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 £450k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track RM11 2NE

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

No spam. Unsubscribe anytime.

Key facts for RM11 2NE

Full postcodeRM11 2NE
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.582491
Longitude0.228569
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