Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58613, 0.22649

RM11 2SF— Harold Wood, Havering

Location and area intelligence for RM11 2SF, Harold Wood, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 22/100~3% 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
87
Schools
100
Transport
22
Environment
61
Investment
28

The bottom line

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

The catches: very high noise — check proximity to rail lines and 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM11 2SF

🛡️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 2SF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Infant School

Outstanding · Inspected Mar 2024 · 6 min walk

KS2: 107.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 5 min walk

P8: +0.32A8: 51.0

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 · 170 min walk

4 primaries · 2 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 offences50%
Other29%
Vehicle crime12%
Anti-social behaviour10%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.4km

Crime is 57% below London average

Property

1 May

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£5,645/m²
Price per ft²£524/ft²
Avg floor area106.6 m²

EPC breakdown

C
6%
D
21%
E
7%
F
2%

Based on 36 properties · Confidence: high

Street mix

Semi 29%Terraced 4%Detached 26%Flat 38%Other 3%

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£266,500
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)
Roof(another dwelling above)
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

1996–2024 · CAGR

+6.6%

Total change

+494%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.4%

per year

Acceleration

-44.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 65 sales

Property Type Mix

Total: 65 sales

Detached27.7%
Semi-detached30.8%
Terraced4.6%
Flat/maisonette36.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£98k£61k-37.8%2.8
Post-dot-com plateau2001–2004£170k£148k-12.9%3.2
Pre-crash peak2005–2007£139k£175k+26.4%3.7
GFC & correction2008–2012£395k£297k-24.9%2
Help-to-Buy recovery2013–2016£235k£325k+38.6%2.8
Brexit uncertainty2017–2019£230k£507k+120.4%1.5
Pandemic surge2020–2021£250k£452k+80.6%1.5
Rate-rise correction2022–2023£557k£705k+26.6%2
Current market2024–2024£582k£582k+0%1

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
7.2%
District
7.2%
Flat/maisonette+0% α
Local
9.9%
District
9.9%
Semi-detached+0% α
Local
7.5%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Harold Wood Rail StationElizabeth line line
10.4 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

19

Walkability score

33

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park212m
Santander docks (800m)0
Nearest cycle dock16.2 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.5 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): 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

10 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.7 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

38

Parks (1km)

8

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 (427 m)

Nearest supermarketCo-op Food · 959 m
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)

982m

Post office

Nearby shops

Bargain Booze824 m
Select Convenience828 m
Nisa Local923 m

Nearby cafes

Cafe 108462 m
Cosy Cafe492 m
Pulp Kitchen840 m
Station Cafe1.0 km

Nearby restaurants

Masterchef457 m
Pizza Hut Delivery485 m
FY Grill495 m
Poseidon's Fish Bar500 m

Nearby pubs

The Ardleigh427 m

Nearby gyms

Greenwood Boxing and Fitness488 m
Teenage Area689 m
Food hygiene (5-star)58% of 26

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

28

Investment score

Weak

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

46.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,411m
Crossrail 2 route19,814m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,257 nationally

1,488

Est. population

3,516/km²

62%

Employed

34%

Degree educated

£40,200

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

25%
19%
20%
19%
17%
Under 1825%
18–3419%
35–4920%
50–6419%
65+17%

Tenure

36%
46%
Own outright36%
Own (mortgage)46%
Private rent10%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

66%
14%
White British66%
White Other6%
Asian14%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household14%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
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
2-4-6 Hamilton Drive, Romford, RM3 0UU6 homes
completed
93-95, 93-95, Redden Court Road, Romford, RM3 0UL6 homes
completed

Politics

Local councillors and MP

Ward majority
Harold Wood Hill Park Residents Association
Ward majority vote
19.5%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Brian Edward EaglingHarold Wood Hill Park Residents Association
Martin Robert GoodeHarold Wood Hill Park Residents Association
Darren Christopher WiseHarold Wood Hill Park Residents Association

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Key facts for RM11 2SF

Full postcodeRM11 2SF
Postcode districtRM11
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.586128
Longitude0.226495
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
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REGISTRY
Environment
Agency
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