Emerson Park · Havering · Hornchurch and Upminster constituency · 51.56910, 0.24165

RM11 3AH— Emerson Park, Havering

Location and area intelligence for RM11 3AH, Emerson Park, Havering

The family fortress

 

Schools 100%Safety 84/100Transport 25/100~4% 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
60
Safety
84
Schools
90
Transport
25
Environment
92
Investment
38

The bottom line

RM11 3AH 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: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 3AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for RM11 3AH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How RM11 3AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Nelmes Primary School

Not yet inspected · Inspected Oct 2024 · 16 min walk

KS2: 108.1

★★

Secondary

Emerson Park Academy

Good · Inspected Jun 2022 · 1 min walk

P8: -0.22A8: 47.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 161 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.3 incidents per 1,000 residents

Better than 71% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences39%
Other26%
Vehicle crime11%
Anti-social behaviour9%
Drug offences6%
Burglary6%
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 · 1.5km

Crime is 38% 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£4,391/m²
Price per ft²£408/ft²
Avg floor area98.4 m²

EPC breakdown

C
2%
D
8%
F
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 95%Detached 5%

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£246,000
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
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-32.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Detached5%
Semi-detached95%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£81k£81k+0%2
Post-dot-com plateau2001–2003£195k£224k+14.9%1
Pre-crash peak2005–2006£268k£233k-13.1%1.5
GFC & correction2009–2010£210k£295k+40.5%2
Help-to-Buy recovery2014–2016£378k£475k+25.8%2
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2023£430k£510k+18.7%1.5
Current market2025–2025£440k£440k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
9.3%
District
9.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminster Bridge Underground StationDistrict line
14.9 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
16 min walk
UpminsterNational Rail
16 min walk
Upminster Underground StationDistrict
16 min walk
Upminster Rail StationLiberty · c2c
16 min walk
Emerson Park Rail StationLiberty
19 min walk
No bus stops within 400m

5

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria76 min ↑
Waterloo70 min ↑
Canary Wharf ★55 min
City61 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 dock16.9 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.0 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

33 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 · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (1.2 km)

No restaurants within 800m — nearest: Crispy Cod (829 m)

Nearest supermarketM&S Simply Food · 1.3 km
3 tennis courts5 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)

1.2km

Post office

Nearby restaurants

Crispy Cod829 m
New Plentiful832 m

Nearby pubs

The Windmill1.2 km
Food hygiene (5-star)89% of 9

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

A

High street health

Investment

Investment grade, yield and market outlook

38

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%Above average yield
Gentrification score17/100
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

43.4

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,153m
Crossrail 2 route20,973m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,848 nationally

1,341

Est. population

3,449/km²

53%

Employed

30%

Degree educated

£39,200

Median income

2.6%

Claimant rate

Inner cityMedium densityOwner occupiers / families

65

Community stability

Age profile

20%
15%
17%
21%
27%
Under 1820%
18–3415%
35–4917%
50–6421%
65+27%

Tenure

54%
38%
Own outright54%
Own (mortgage)38%
Private rent7%
Social rent1%

Ethnicity

70%
15%
White British70%
White Other3%
Asian15%
Black5%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household7%
Unemployed2%
No qualifications20%

Housing tenure (Census 2021)

Private rent7%
Social rent1%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
60%
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)
3
Largest scheme
2 homes · 200, 200, Wingletye Lane, Hornchurch, RM11 3AL
Pipeline pressure
NONE

Named schemes (500m)

200, 200, Wingletye Lane, Hornchurch, RM11 3AL2 homes
completed
111, 111, Parkstone Avenue, Hornchurch, RM11 3LP1 homes
completed
109 Parkstone Avenue, Hornchurch, RM11 3LP1 homes
completed
214, 214, Wingletye Lane, HORNCHURCH, RM11 3AL1 homes
completed
Rear of 180-182, Rear of 180-182, Wingletye Lane, Rayburn Road, RM111 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 3AH

Full postcodeRM11 3AH
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.569103
Longitude0.241652
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
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