St Andrew's · Havering · Hornchurch and Upminster constituency · 51.56155, 0.22356

RM11 3XT— St Andrew's, Havering

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

The practical family move

 

Schools 100%Safety 83/100Transport 30/100

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
83
Schools
90
Transport
30
Environment
65
Investment
56

The bottom line

RM11 3XT offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 3XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM11 3XT

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM11 3XT 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 · 3 min walk

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 18 min walk

P8: -0.27A8: 43.2

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 · 142 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 396m

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area147.6 m²

EPC breakdown

C
1%
D
3%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 67%Terraced 11%Flat 22%

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£369,000
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)
RoofPitched, no insulation (assumed)
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

1996–2023 · CAGR

+9.6%

Total change

+1097%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-141.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached75%
Terraced12.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£190k+222.6%1.3
Post-dot-com plateau2003–2003£284k£284k+0%1
GFC & correction2012–2012£271k£271k+0%1
Pandemic surge2021–2021£669k£669k+0%1
Rate-rise correction2023–2023£705k£705k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hornchurch Underground StationDistrict line
10.6 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
10 min walk
Emerson ParkNational Rail
10 min walk
Hornchurch Underground StationDistrict
11 min walk
Upminster Bridge Underground StationDistrict
11 min walk
Upminster Rail Stationc2c · Liberty
24 min walk
No bus stops within 400m

26

Walkability score

41

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

31

Car parks (800m)

0

EV chargers (800m)

Nearest car park139m
Santander docks (800m)0
Nearest cycle dock15.5 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below 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): 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

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

17

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

29

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fatling (358 m)

Nearest supermarketM&S Simply Food · 1.9 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)

836m

Post office

Nearby shops

The Hop Shop731 m

Nearby cafes

Costa421 m

Nearby restaurants

Rienna's Restaurant85 m
Hornchurch Best Kebab147 m
Wildwood165 m
Giggling Squid178 m

Nearby pubs

The Fatling358 m
OJ's498 m
J.J. Moon's516 m
Hop Inn Micropub728 m

Nearby pharmacies

Boots318 m
Superdrug474 m

Nearby health

Hornchurch Healthcare622 m
Harrow Dental Practice629 m
Food hygiene (5-star)59% of 95

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

56

Investment score

Good

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

28.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,643m
Crossrail 2 route19,836m

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
Yes
Article 4 area
No
Listed buildings (800m)
11
Planning apps (12 months)
3
Planning apps (3 years)
9
Local approval rate
67%
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)
25
Largest scheme
57 homes · 45-53, 45-53, STATION LANE, RM12 6JT
Pipeline pressure
NONE

Named schemes (500m)

45-53, 45-53, STATION LANE, RM12 6JT57 homes
completed
27-29 Scottish Mutual House, North Street, Hornchurch, RM11 1RS20 homes
completed
Land rear of 34, Land rear of 34, Station Way, Appleton Way, Hornchurch, RM12 6NB13 homes
completed
REAR OF, 63-89, REAR OF, 63-89, STATION LANE, RM1210 homes
completed
68, 68, Station Lane, HORNCHURCH, RM12 6NB9 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 3XT

Full postcodeRM11 3XT
Postcode districtRM11
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.561552
Longitude0.223562
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
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