St Andrew's · Havering · Hornchurch and Upminster constituency · 51.56362, 0.22767

RM11 3RU— St Andrew's, Havering

Location and area intelligence for RM11 3RU, St Andrew's, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 27/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
90
Transport
27
Environment
64
Investment
31

The bottom line

RM11 3RU 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 3RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-74.0% vs London avg

Deep-dive guides for RM11 3RU

🛡️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 3RU 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 · 6 min walk

★★

Secondary

Emerson Park Academy

Good · Inspected Jun 2022 · 16 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 · 147 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

16.8 incidents per 1,000 residents

Better than 89% of London
→ Stable

-72% vs borough

Crime by type

Vehicle crime36%
Other27%
Anti-social behaviour23%
Violence & sexual offences9%
Robbery5%
Drug offences0%
Theft0%
Burglary0%

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 · 504m

Crime is 74% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,152/m²
Price per ft²£572/ft²
Avg floor area89 m²

EPC breakdown

C
4%
D
9%
E
7%

Based on 20 properties · Confidence: medium

Street mix

Semi 56%Terraced 30%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

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£222,500
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, no insulation (assumed)
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

1995–2026 · CAGR

+5.9%

Total change

+495%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.1%

per year

Acceleration

-9.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Detached14%
Semi-detached55.8%
Terraced30.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£129k+51.2%1.5
Post-dot-com plateau2001–2004£160k£400k+150%1.8
Pre-crash peak2005–2006£246k£262k+6.5%1.5
GFC & correction2009–2010£240k£314k+30.6%2.5
Help-to-Buy recovery2014–2016£400k£520k+30%1
Brexit uncertainty2017–2019£235k£423k+79.8%2.3
Pandemic surge2020–2021£407k£520k+27.8%2.5
Rate-rise correction2022–2023£465k£453k-2.6%1.5
Current market2024–2026£545k£506k-7.2%1.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.3%
District
7.3%
Terraced+0% α
Local
8.9%
District
8.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
Upminster Bridge Underground StationDistrict line
9.3 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
10 min walk
Emerson ParkNational Rail
10 min walk
Upminster Bridge Underground StationDistrict
10 min walk
Hornchurch Underground StationDistrict
15 min walk
Upminster Underground StationDistrict
21 min walk
No bus stops within 400m

9

Walkability score

49

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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park236m
Santander docks (800m)0
Nearest cycle dock15.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 21.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.2 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

25 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.8 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

97

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

31

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fatling (619 m)

Nearest supermarketM&S Simply Food · 1.6 km
1 tennis courts30 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)

703m

Post office

Nearby shops

The Hop Shop696 m

Nearby cafes

Costa693 m
HR's Cafe House708 m

Nearby restaurants

Crispy Cod425 m
New Plentiful431 m
Rienna's Restaurant448 m
Hornchurch Best Kebab482 m

Nearby pubs

The Fatling619 m
Hop Inn Micropub691 m
The Chequers760 m
Monty's Bar798 m

Nearby pharmacies

Boots602 m
Superdrug744 m

Nearby health

Hornchurch Healthcare661 m
Food hygiene (5-star)68% of 31

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 (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score20/100
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

56.4

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,008m
Crossrail 2 route20,085m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,743 nationally

1,313

Est. population

8,765/km²

59%

Employed

28%

Degree educated

£34,600

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

66

Community stability

Age profile

20%
17%
17%
23%
23%
Under 1820%
18–3417%
35–4917%
50–6423%
65+23%

Tenure

55%
39%
Own outright55%
Own (mortgage)39%
Private rent6%
Social rent1%

Ethnicity

83%
White British83%
White Other5%
Asian6%
Black3%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household20%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
3
Planning apps (3 years)
9
Local approval rate
33%
Borough approval rate
44%
Historic landfill (400m)
1
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)
1
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)

Duryfalls, 35, Duryfalls, 35, Upminster Road, Hornchurch, RM11 3XA8 homes
completed
2, 2, Bellevue Road, Hornchurch, RM11 3SS2 homes
completed
133, 133, Westland Avenue, Romford, RM11 3RX2 homes
completed
25-55 Jonathans House, 25-55 Jonathans House, Chaplaincy Gardens, Allenby Road, Hornchurch, RM11 3SH2 homes
completed
Rear of 22, Rear of 22, Patricia Drive, Hornchurch, RM11 3RU1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
13.8%
Ward turnout
51%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

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Key facts for RM11 3RU

Full postcodeRM11 3RU
Postcode districtRM11
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.563623
Longitude0.227675
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