Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58532, 0.22516

RM11 2NZ— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
86
Schools
100
Transport
21
Environment
61
Investment
36

The bottom line

RM11 2NZ 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 2NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM11 2NZ

🛡️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 2NZ 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 · 4 min walk

KS2: 107.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 6 min walk

P8: +0.32A8: 51.0

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 · 169 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.5km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,524/m²
Price per ft²£513/ft²
Avg floor area78.3 m²

EPC breakdown

B
1%
C
4%
D
16%
E
5%

Based on 26 properties · Confidence: medium

Street mix

Semi 20%Terraced 80%

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£195,750
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

+6.6%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-42.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£96k+51.6%3.2
Post-dot-com plateau2001–2004£123k£189k+53.6%3
Pre-crash peak2005–2006£217k£226k+4.4%5
GFC & correction2008–2012£232k£280k+20.7%1.8
Help-to-Buy recovery2013–2016£233k£360k+54.7%3.2
Brexit uncertainty2019–2019£381k£381k+0%2
Pandemic surge2020–2021£410k£415k+1.2%1
Rate-rise correction2022–2022£516k£516k+0%1
Current market2025–2025£424k£424k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
12 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
12 min walk
Harold WoodNational Rail
12 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
17 min walk
Emerson Park Rail StationLiberty
24 min walk
Upminster Bridge Underground StationDistrict
38 min walk
No bus stops within 400m

17

Walkability score

28

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park247m
Santander docks (800m)0
Nearest cycle dock16.1 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: 22.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.4 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

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

11 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (306 m)

Nearest supermarketCo-op Food · 1.1 km
4 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)

1.1km

Post office

Nearby shops

Bargain Booze951 m
Select Convenience955 m

Nearby cafes

Cafe 108336 m
Cosy Cafe370 m
Pulp Kitchen967 m

Nearby restaurants

Masterchef332 m
Pizza Hut Delivery358 m
FY Grill366 m
Poseidon's Fish Bar378 m

Nearby pubs

The Ardleigh306 m

Nearby gyms

Greenwood Boxing and Fitness369 m
David Lloyd Clubs678 m
Food hygiene (5-star)60% of 25

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

36

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score20/100
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

55.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,282m
Crossrail 2 route19,722m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
11
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)
14
Largest scheme
349 homes · HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., WHITELANDS WAY, RM3 0BE
Pipeline pressure
NONE

Named schemes (500m)

Fomer Bridge Service Station Site, Fomer Bridge Service Station Site, Southend Arterial Road, Hornchurch, RM11 2SS41 homes
completed
PART OF HAROLD WOOD HOSPITAL SITE, OFF, PART OF HAROLD WOOD HOSPITAL SITE, OFF, EWAN ROAD, RM3 OWW27 homes
completed
51-53, 51-53, Squirrels Heath Road, Romford, RM3 0LS16 homes
completed
LAND OFF, LAND OFF, RUSSETS, GARLAND WAY, RM11 2SX14 homes
completed
2-4-6 Hamilton Drive, Romford, RM3 0UU6 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 2NZ

Full postcodeRM11 2NZ
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.585317
Longitude0.225156
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