Emerson Park · Havering · Hornchurch and Upminster constituency · 51.57671, 0.23435

RM11 2PZ— Emerson Park, Havering

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

The family fortress

 

Schools 100%Safety 88/100Transport 9/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
88
Schools
60
Transport
9
Environment
88
Investment
22

The bottom line

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

The catch: 65 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2PZ

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-6.7% vs London avg
vs London crime-68.0% vs London avg

Deep-dive guides for RM11 2PZ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM11 2PZ 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 · 4 min walk

KS2: 108.1

—

Secondary

The Campion School

Not yet inspected · 8 min walk

P8: +0.60A8: 55.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 164 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.7 incidents per 1,000 residents

Better than 86% of London
→ Stable

-65% vs borough

Crime by type

Violence & sexual offences42%
Anti-social behaviour27%
Burglary12%
Other9%
Vehicle crime6%
Robbery3%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.7km

Crime is 68% 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£5,337/m²
Price per ft²£496/ft²
Avg floor area153.4 m²

EPC breakdown

C
2%
D
7%
E
7%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Terraced 3%Detached 97%

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£383,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,415
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+27.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 34 sales

Property Type Mix

Total: 34 sales

Detached97.1%
Terraced2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£168k£280k+66.7%1.7
Post-dot-com plateau2002–2003£395k£251k-36.5%1.5
Pre-crash peak2005–2006£460k£530k+15.2%3.5
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2013–2016£467k£605k+29.7%1.8
Brexit uncertainty2017–2019£732k£650k-11.2%1
Pandemic surge2020–2021£838k£980k+17%1.5
Rate-rise correction2022–2023£990k£788k-20.5%2
Current market2025–2025£840k£840k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4.6%
District
4.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
21.5 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

3

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria83 min ↑
Waterloo80 min ↑
Canary Wharf ★65 min
City68 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock16.5 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: 22.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.5 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

CHOWDHURY

OAK ROAD MEDICAL CENTRE, 8 OAK ROAD, RM3 0PT

22 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.9 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)

1.9km

Post office

Food hygiene (5-star)88% of 17

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

22

Investment score

Weak

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

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
1.9% (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

44.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,211m
Crossrail 2 route20,398m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,396 nationally

1,591

Est. population

3,821/km²

54%

Employed

38%

Degree educated

£39,200

Median income

1.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

67

Community stability

Age profile

20%
16%
17%
22%
26%
Under 1820%
18–3416%
35–4917%
50–6422%
65+26%

Tenure

54%
40%
Own outright54%
Own (mortgage)40%
Private rent5%
Social rent1%

Ethnicity

51%
30%
White British51%
White Other4%
Asian30%
Black6%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine10%
No car household6%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent5%
Social rent1%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
27%
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)
26
Largest scheme
45 homes · TRANSFERRY HOUSE & FORMER BRENTWORKS, TRANSFERRY HOUSE & FORMER BRENTWORKS, WILTSHIRE AVENUE, SOUTHEND ARTERIAL ROAD, RM11
Pipeline pressure
NONE

Named schemes (500m)

TRANSFERRY HOUSE & FORMER BRENTWORKS, TRANSFERRY HOUSE & FORMER BRENTWORKS, WILTSHIRE AVENUE, SOUTHEND ARTERIAL ROAD, RM1145 homes
completed
334, 334, Wingletye Lane, Hornchurch, RM11 3BT3 homes
completed
331, 331, Wingletye Lane, Hornchurch, RM11 3BU3 homes
completed
356, 356, Wingletye Lane, Hornchurch, RM11 3BU2 homes
completed
29, 29, Hubbards Chase, RM112 homes
completed

Politics

Local councillors and MP

Ward majority
Havering Residents Association
Ward majority vote
26.0%
Ward turnout
41%
Election year
2022
MP
Julia Lopez (Conservative)
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 2PZ

Full postcodeRM11 2PZ
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.576707
Longitude0.234347
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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