Emerson Park · Havering · Hornchurch and Upminster constituency · 51.56895, 0.22796

RM11 3BE— Emerson Park, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 30/100~1% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
62
Safety
86
Schools
60
Transport
30
Environment
60
Investment
23

The bottom line

RM11 3BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 3BE

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-47.0% vs London avg

Deep-dive guides for RM11 3BE

🛡️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 3BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Langtons Infant School & Nursery

Not yet inspected · 10 min walk

—

Secondary

The Campion School

Not yet inspected · 19 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 · 152 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.1 incidents per 1,000 residents

Better than 76% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences29%
Other20%
Anti-social behaviour18%
Vehicle crime16%
Drug offences9%
Burglary7%
Robbery2%
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 · 706m

Crime is 47% 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£4,578/m²
Price per ft²£425/ft²
Avg floor area274.7 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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£686,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.7%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-39.53

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£300k£484k+61.3%1.7
Post-dot-com plateau2004–2004£740k£740k+0%1
Pre-crash peak2005–2006£860k£880k+2.3%1
GFC & correction2010–2012£1.00m£860k-14%1
Pandemic surge2021–2021£1.20m£1.20m+0%1
Current market2025–2025£1.20m£1.20m+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4.8%
District
4.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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
Upminster Bridge Underground StationDistrict line
15.4 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
7 min walk
Emerson ParkNational Rail
7 min walk
Upminster Bridge Underground StationDistrict
16 min walk
Hornchurch Underground StationDistrict
22 min walk
Upminster Underground StationDistrict
24 min walk
No bus stops within 400m

3

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria76 min ↑
Waterloo70 min ↑
Canary Wharf ★56 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park664m
Santander docks (800m)0
Nearest cycle dock16.0 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: 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: 21.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 82% of London

Nearest SSSI: Hornchurch Cutting SSSI — 0.6 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

33 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

33

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hop Inn Micropub (552 m)

No restaurants within 800m — nearest: Mother India (546 m)

Nearest supermarketM&S Simply Food · 1.9 km
2 tennis courts31 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 shops

The Hop Shop556 m

Nearby restaurants

Mother India546 m
Shish Meze550 m
Nishaan Tandoori553 m
Fu Wing556 m

Nearby pubs

Hop Inn Micropub552 m
The Chequers590 m
Monty's Bar611 m
The Fatling929 m

Nearby pharmacies

Boots944 m

Nearby health

Hornchurch Healthcare660 m
Food hygiene (5-star)0% of 3

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

23

Investment score

Weak

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

Low gross yield (1.3%) 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
1.3% (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

51.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,354m
Crossrail 2 route20,032m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,380 nationally

1,318

Est. population

3,989/km²

52%

Employed

32%

Degree educated

£39,200

Median income

1.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

17%
15%
15%
22%
30%
Under 1817%
18–3415%
35–4915%
50–6422%
65+30%

Tenure

58%
35%
Own outright58%
Own (mortgage)35%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

64%
22%
White British64%
White Other7%
Asian23%
Black2%
Mixed1%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household10%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent6%
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
Planning apps (12 months)
1
Planning apps (3 years)
11
Local approval rate
100%
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)
11
Largest scheme
10 homes · LAND AT REAR OF, 24-40, LAND AT REAR OF, 24-40, BURNWAY, RM11 3SG
Pipeline pressure
NONE

Named schemes (500m)

44, 44, Herbert road, Emerson Park, RM11 3LJ3 homes
completed
52, 52, Parkstone Avenue, Hornchurch, RM11 3LW2 homes
completed
Rear of 13 & 15, Rear of 13 & 15, Ernest Road, Hornchurch, RM11 3JE2 homes
completed
60, 60, Parkstone Avenue, Hornchurch, RM11 3LS2 homes
completed
3, 3, Nelmes Road, Hornchurch, RM11 3JA2 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 3BE

Full postcodeRM11 3BE
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.568950
Longitude0.227964
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