Emerson Park · Havering · Hornchurch and Upminster constituency · 51.57740, 0.23767

RM11 3EN— Emerson Park, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100Low yield 3.47%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
84
Schools
60
Transport
9
Environment
88
Investment
37

The bottom line

RM11 3EN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £450,000 median — 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 3EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-4.3% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for RM11 3EN

🛡️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 3EN 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 · 167 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-18% vs borough

Crime by type

Other30%
Anti-social behaviour25%
Violence & sexual offences25%
Vehicle crime9%
Drug offences4%
Burglary4%
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 · 1.9km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-15.1%

This year

Semi-detached

Dominant type

Price history

5-year change
+5.9%
Sales (24 months)5
New build0.0%
Avg semi-detached£484,000
Avg terraced£430,000
Price per m²£5,202/m²
Price per ft²£483/ft²
Avg floor area85.6 m²

EPC breakdown

D
11%
E
7%

Based on 18 properties · Confidence: medium

Street mix

Semi 75%Terraced 25%

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

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.2×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£214,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.1%

per year

Acceleration

-20.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£119k+32.6%1.3
Post-dot-com plateau2003–2003£217k£217k+0%2
Pre-crash peak2005–2007£236k£180k-23.7%1.3
GFC & correction2008–2010£243k£250k+2.9%1
Help-to-Buy recovery2013–2014£265k£300k+13.2%1
Brexit uncertainty2017–2019£410k£382k-6.8%2
Pandemic surge2020–2021£420k£425k+1.2%2
Rate-rise correction2023–2023£490k£490k+0%1
Current market2024–2025£518k£440k-15.1%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
3.8%
District
3.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
20.9 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Emerson Park Rail StationLiberty
19 min walk
Harold Wood Rail StationElizabeth line
22 min walk
Harold WoodNational Rail
22 min walk
Upminster Bridge Underground StationDistrict
26 min walk
Upminster Underground StationDistrict
28 min walk
No bus stops within 400m

3

Walkability score

4

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 dock16.8 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: 22.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.6 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

21 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 · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 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)

2

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.8 km
1 tennis courts1 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)

1.8km

Post office

Nearby gyms

Teenage Area1.1 km
Food hygiene (5-star)83% of 18

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

37

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%Below average yield — bottom 51%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,443m
Crossrail 2 route20,623m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,036 nationally

1,857

Est. population

7,490/km²

63%

Employed

26%

Degree educated

£40,200

Median income

3.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

25%
18%
19%
20%
18%
Under 1825%
18–3418%
35–4919%
50–6420%
65+18%

Tenure

46%
40%
Own outright46%
Own (mortgage)40%
Private rent11%
Social rent3%
Shared ownership0%

Ethnicity

75%
White British75%
White Other5%
Asian11%
Black5%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household12%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent11%
Social rent3%

vs. London

Income vs London-4.3%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
10
Local approval rate
25%
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)
18
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
29, 29, Hubbards Chase, RM112 homes
completed
356, 356, Wingletye Lane, Hornchurch, RM11 3BU2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM11 3EN

Full postcodeRM11 3EN
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.577399
Longitude0.237672
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