St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55988, 0.23463

RM11 3TP— St Andrew's, Havering

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

The practical family move

 

Schools 100%Safety 83/100Transport 42/100Yield 4.88%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
65
Safety
83
Schools
60
Transport
42
Environment
66
Investment
51

The bottom line

RM11 3TP offers exceptional schools (100% Good/Outstanding) and low crime at £320,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 3TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income-3.1% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for RM11 3TP

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

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“The practical family move”

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How RM11 3TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Branfil Primary School

Not yet inspected · 12 min walk

KS2: 105.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 9 min walk

P8: +0.72A8: 62.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 147 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Anti-social behaviour18%
Vehicle crime8%
Drug offences7%
Burglary5%
Theft1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.1km

Crime is 22% 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.

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

-3.0%

This year

Flat

Dominant type

Price history

5-year change
+9.0%
Sales (24 months)5
New build0.0%
Avg flat£320,000
Price per m²£4,984/m²
Price per ft²£463/ft²
Avg floor area64.4 m²

EPC breakdown

C
15%
D
22%
E
4%

Based on 41 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

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

7.9×

Price-to-income

£1,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£161,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.5%

Total change

+528%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-8.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 69 sales

Property Type Mix

Total: 69 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£70k+37.2%3.2
Post-dot-com plateau2001–2004£97k£130k+34%3
Pre-crash peak2006–2007£175k£200k+14%5
GFC & correction2008–2012£207k£192k-7%1.6
Help-to-Buy recovery2013–2016£204k£262k+28.4%2
Brexit uncertainty2017–2019£303k£280k-7.4%2
Pandemic surge2020–2021£285k£294k+3%2
Rate-rise correction2022–2022£298k£298k+0%4
Current market2024–2026£313k£320k+2.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upminster BridgeDistrict line
2.2 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
2 min walk
UpminsterNational Rail
14 min walk
Upminster Rail StationLiberty · c2c
14 min walk
Upminster Underground StationDistrict
14 min walk
Hornchurch Underground StationDistrict
16 min walk
No bus stops within 400m

29

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf ★51 min
City57 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park359m
Santander docks (800m)0
Nearest cycle dock16.3 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: 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: 21.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.5 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

45 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

14

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (334 m)

Nearest supermarketM&S Simply Food · 1.1 km
4 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)

71m

Post office

Nearby cafes

HR's Cafe House97 m

Nearby restaurants

Super Kebab House45 m
Passage to India50 m
Micky's Fish & Chips59 m
Bamboo House112 m

Nearby pubs

The Windmill334 m
Food hygiene (5-star)46% of 24

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

51

Investment score

Moderate

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score23/100
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

73.3

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,195m
Crossrail 2 route20,623m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,009 nationally

1,507

Est. population

6,544/km²

63%

Employed

33%

Degree educated

£40,700

Median income

2.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

55

Community stability

Age profile

20%
18%
20%
21%
21%
Under 1820%
18–3418%
35–4920%
50–6421%
65+21%

Tenure

40%
37%
20%
Own outright40%
Own (mortgage)37%
Private rent20%
Social rent2%
Shared ownership1%

Ethnicity

78%
White British78%
White Other8%
Asian7%
Black4%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household18%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent20%
Social rent2%

vs. London

Income vs London-3.1%
Price vs London-38.5%

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)
8
Local approval rate
0%
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)
16
Largest scheme
31 homes · 2-4, 2-4, ST MARY'S LANE, RM14 3PA
Pipeline pressure
NONE

Named schemes (500m)

166, 166, Upminster Road, Upminster, RM14 2RB9 homes
completed
Excel House, Excel House, Hornminster Glen, Hornchurch, RM11 3XL9 homes
completed
Duryfalls, 35, Duryfalls, 35, Upminster Road, Hornchurch, RM11 3XA8 homes
completed
No.s 24 to 46 Falkirk Court, Falkirk Close, Hornchurch, RM11 3QX8 homes
completed
Harold Court, 1-8 The Walk, Hornchurch, RM11 3TL4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

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 3TP

Full postcodeRM11 3TP
Postcode districtRM11
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.559885
Longitude0.234634
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