Emerson Park · Havering · Hornchurch and Upminster constituency · 51.57905, 0.22095

RM11 2RH— Emerson Park, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 17/100

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
87
Schools
100
Transport
17
Environment
65
Investment
45

The bottom line

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

The catch: 72 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM11 2RH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM11 2RH 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 · 8 min walk

KS2: 107.0

—

Secondary

The Campion School

Not yet inspected · 10 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 · 160 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.2 incidents per 1,000 residents

Better than 80% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour20%
Vehicle crime16%
Other12%
Burglary12%
Drug offences8%
Robbery4%
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 · 1.6km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area148.7 m²

EPC breakdown

D
2%
E
4%

Based on 6 properties · Confidence: low

Street mix

Detached 83%Other 17%

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£371,750
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 GAnnual charge £3,415
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+6.6%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-67.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£325k£325k+0%1
Pre-crash peak2005–2005£763k£763k+0%1
Help-to-Buy recovery2015–2015£1.30m£1.30m+0%1
Pandemic surge2021–2021£1.34m£1.34m+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
13.1 min walk
Emerson Park

Nearby stations

Gidea Park Rail StationElizabeth line · Greater Anglia
14 min walk
Emerson Park Rail StationLiberty
14 min walk
Emerson ParkNational Rail
14 min walk
Harold Wood Rail StationElizabeth line
22 min walk
Upminster Bridge Underground StationDistrict
31 min walk
No bus stops within 400m

11

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria86 min ↑
Waterloo85 min ↑
Canary Wharf ★72 min
City73 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park527m
Santander docks (800m)0
Nearest cycle dock15.7 km

Nearby car parks

🅿️
Haynes Park Car Park
527m

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: 21.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 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

20 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 · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (599 m)

Nearest supermarketCo-op Food · 1.8 km
4 tennis courts2 swimming pools1 sports halls

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

Nearby cafes

Cafe 108539 m
Cosy Cafe567 m

Nearby restaurants

Island Hut Fusion458 m
FY Grill481 m
Pizza Hut Delivery503 m
The Clove527 m

Nearby pubs

The Ardleigh599 m
The New Inn716 m
Monty's Bar1.2 km
The Chequers1.2 km

Nearby gyms

Greenwood Boxing and Fitness592 m
David Lloyd Clubs631 m
Food hygiene (5-star)57% of 23

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

45

Investment score

Moderate

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

41.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,622m
Crossrail 2 route19,456m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,778 nationally

1,739

Est. population

2,638/km²

55%

Employed

41%

Degree educated

£39,200

Median income

1.7%

Claimant rate

SuburbanLow densityOwner occupiers / families

60

Community stability

Age profile

20%
15%
16%
22%
27%
Under 1820%
18–3415%
35–4916%
50–6422%
65+27%

Tenure

43%
34%
16%
Own outright43%
Own (mortgage)35%
Private rent7%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

48%
37%
White British48%
White Other4%
Asian37%
Black5%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine11%
No car household17%
Unemployed2%
No qualifications19%

Housing tenure (Census 2021)

Social rent16%
Private rent7%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
13
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)
10
Largest scheme
16 homes · LAND FRONTING, LAND FRONTING, ARDLEIGH GREEN ROAD, HAYNES ROAD, RM11
Pipeline pressure
NONE

Named schemes (500m)

JUNCTION OF, JUNCTION OF, AYLOFFS WALK, ARDLEIGH GREEN ROAD, RM11 2RD12 homes
completed
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
Land adjacent to 10, Land adjacent to 10, Ayloffs Walk, Hornchurch, RM11 2RJ2 homes
completed
83 Haynes Road, Hornchurch, RM11 2HS2 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 2RH

Full postcodeRM11 2RH
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.579048
Longitude0.220952
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
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Transport
for London
NHS
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Companies
House
Royal
Mail
Food Standards
Agency
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