St Andrew's · Havering · Hornchurch and Upminster constituency · 51.56257, 0.22552

RM11 3SB— St Andrew's, Havering

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

The practical family move

 

Schools 100%Safety 83/100Transport 31/100~3% 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
83
Schools
90
Transport
31
Environment
65
Investment
33

The bottom line

RM11 3SB 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 3SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for RM11 3SB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM11 3SB 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 · 4 min walk

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 20 min walk

P8: -0.27A8: 43.2

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 · 144 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-17% vs borough

Crime by type

Anti-social behaviour34%
Other20%
Violence & sexual offences20%
Vehicle crime16%
Burglary8%
Theft1%
Drug offences0%
Robbery0%

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 · 410m

Crime is 23% 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£6,224/m²
Price per ft²£578/ft²
Avg floor area86.9 m²

EPC breakdown

C
2%
D
9%
E
3%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 70%Terraced 20%Detached 10%

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£217,250
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, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.8%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.4%

per year

Acceleration

+66.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 30 sales

Property Type Mix

Total: 30 sales

Detached10%
Semi-detached70%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£118k£98k-17.5%2.2
Post-dot-com plateau2001–2004£246k£365k+48.7%1.3
Pre-crash peak2005–2005£237k£237k+0%4
GFC & correction2009–2012£274k£360k+31.5%1.5
Help-to-Buy recovery2016–2016£383k£383k+0%2
Brexit uncertainty2018–2019£415k£500k+20.5%1
Pandemic surge2021–2021£425k£425k+0%1
Rate-rise correction2022–2023£485k£403k-17%1.5
Current market2024–2024£602k£602k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.8%
District
5.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
9.7 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
10 min walk
Emerson ParkNational Rail
10 min walk
Upminster Bridge Underground StationDistrict
11 min walk
Hornchurch Underground StationDistrict
13 min walk
Upminster Underground StationDistrict
23 min walk
No bus stops within 400m

12

Walkability score

40

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

26

Car parks (800m)

0

EV chargers (800m)

Nearest car park59m
Santander docks (800m)0
Nearest cycle dock15.7 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: 21.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

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): 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

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

16

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

28

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fatling (465 m)

Nearest supermarketM&S Simply Food · 1.7 km
1 tennis courts27 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)

755m

Post office

Nearby shops

The Hop Shop688 m

Nearby cafes

Costa536 m
HR's Cafe House750 m

Nearby restaurants

Rienna's Restaurant258 m
Hornchurch Best Kebab298 m
Wildwood323 m
Giggling Squid337 m

Nearby pubs

The Fatling465 m
OJ's614 m
J.J. Moon's632 m
Hop Inn Micropub684 m

Nearby pharmacies

Boots438 m
Superdrug589 m

Nearby health

Hornchurch Healthcare612 m
Harrow Dental Practice742 m
Food hygiene (5-star)62% of 79

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

33

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

41.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,819m
Crossrail 2 route19,953m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,581 nationally

1,484

Est. population

4,388/km²

50%

Employed

25%

Degree educated

£34,600

Median income

4.4%

Claimant rate

Inner cityMedium densityMixed

53

Community stability

Age profile

17%
15%
16%
19%
33%
Under 1817%
18–3415%
35–4916%
50–6419%
65+33%

Tenure

40%
25%
15%
19%
Own outright41%
Own (mortgage)25%
Private rent16%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

80%
White British80%
White Other8%
Asian5%
Black3%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household35%
Unemployed3%
No qualifications28%

Housing tenure (Census 2021)

Social rent19%
Private rent16%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
2
Planning apps (3 years)
10
Local approval rate
50%
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)
22
Largest scheme
57 homes · 45-53, 45-53, STATION LANE, RM12 6JT
Pipeline pressure
NONE

Named schemes (500m)

land r/0 182-200, land r/0 182-200, High Street, Hornchurch, RM12 6QP8 homes
completed
Land Rear of 182-200, Land Rear of 182-200, High Street, Hornchurch, RM12 6QP5 homes
completed
13-15, 13-15, Station Lane, RM123 homes
completed
7, 7, Mavis Grove, Hornchurch, RM12 6EX2 homes
completed
25-55 Jonathans House, 25-55 Jonathans House, Chaplaincy Gardens, Allenby Road, Hornchurch, RM11 3SH2 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 3SB

Full postcodeRM11 3SB
Postcode districtRM11
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.562567
Longitude0.225517
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
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Mail
Food Standards
Agency
Ofcom
Met
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