Emerson Park · Havering · Hornchurch and Upminster constituency · 51.56721, 0.22973

RM11 3PD— Emerson Park, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 28/100Low yield 2.03%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
86
Schools
90
Transport
28
Environment
60
Investment
31

The bottom line

RM11 3PD offers exceptional schools (100% Good/Outstanding) and low crime at £770,000 median — 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 3PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+48.1% vs London avg
vs London income-6.7% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for RM11 3PD

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM11 3PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Langtons Infant School & Nursery

Not yet inspected · 9 min walk

KS2: 105.8

★★

Secondary

Emerson Park Academy

Good · Inspected Jun 2022 · 12 min walk

P8: -0.22A8: 47.6

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 · 1 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 · 699m

Crime is 47% 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.

£770,000

Median sale price

Top 25% — 48% above London median

£770,000 is 48% above the London median (£520,000)

+1.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+54.0%
Sales (24 months)5
New build0.0%
Avg detached£810,000
Avg semi-detached£740,000
Avg terraced£825,000
Price per m²£6,968/m²
Price per ft²£647/ft²
Avg floor area117.4 m²

EPC breakdown

C
2%
D
9%
E
12%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 67%Terraced 19%Detached 14%

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£26,000
First-time buyerFTB
£26,000
Additional propertyBTL/2nd
£49,100

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

19.6×

Price-to-income

£3,852/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£293,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8%

Total change

+825%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

-66.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 43 sales

Property Type Mix

Total: 43 sales

Detached14%
Semi-detached67.4%
Terraced18.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£110k+37.5%1.2
Post-dot-com plateau2001–2004£190k£340k+78.9%2.3
Pre-crash peak2005–2007£280k£555k+98.2%2.3
GFC & correction2008–2012£310k£340k+9.7%1.5
Help-to-Buy recovery2013–2016£381k£425k+11.5%1.8
Brexit uncertainty2017–2019£515k£430k-16.5%1
Pandemic surge2020–2021£563k£500k-11.2%1
Current market2024–2025£798k£740k-7.2%3.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
3%
District
3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminster BridgeDistrict line
12.7 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
9 min walk
Emerson ParkNational Rail
9 min walk
Upminster Bridge Underground StationDistrict
13 min walk
Hornchurch Underground StationDistrict
20 min walk
Upminster Underground StationDistrict
22 min walk
No bus stops within 400m

4

Walkability score

9

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park648m
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 80% of London

Nearest SSSI: Hornchurch Cutting SSSI — 0.4 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

35 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

34

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hop Inn Micropub (661 m)

Nearest supermarketM&S Simply Food · 1.7 km
2 tennis courts32 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)

954m

Post office

Nearby shops

The Hop Shop666 m

Nearby cafes

HR's Cafe House975 m

Nearby restaurants

Crispy Cod502 m
New Plentiful511 m
Nishaan Tandoori642 m
Oh My Cod647 m

Nearby pubs

Hop Inn Micropub661 m
The Chequers715 m
Monty's Bar744 m

Nearby health

Hornchurch Healthcare727 m
Food hygiene (5-star)33% of 6

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

31

Investment score

Weak

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

68.7

Price growth score

B
Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,346m
Crossrail 2 route20,175m

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%
Price vs London+48.1%

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)
5
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)

14 and l/ro 12,16 and 18, 14 and l/ro 12,16 and 18, Beverley Gardens, Hornchurch, RM11 3PA4 homes
completed
44, 44, Herbert road, Emerson Park, RM11 3LJ3 homes
completed
54 Herbert Road, Hornchurch, RM11 3LJ2 homes
completed
52, 52, Parkstone Avenue, Hornchurch, RM11 3LW2 homes
completed
60, 60, Parkstone Avenue, Hornchurch, RM11 3LS2 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 (£770,000)

£26,000

Standard buyer

£26,000

First-time buyer

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 3PD

Full postcodeRM11 3PD
Postcode districtRM11
BoroughLondon Borough of Havering
WardEmerson Park
Latitude51.567208
Longitude0.229726
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