Hylands & Harrow Lodge · Havering · Romford constituency · 51.55762, 0.19586

RM12 4AB— Hylands & Harrow Lodge, Havering

Location and area intelligence for RM12 4AB, Hylands & Harrow Lodge, Havering

The family fortress

 

Schools 100%Safety 85/100Transport 32/100

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
85
Schools
100
Transport
32
Environment
91
Investment
54

The bottom line

RM12 4AB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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

RM12 4AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for RM12 4AB

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

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“The family fortress”

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How RM12 4AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harrow Lodge Primary School

Outstanding · Inspected Jun 2022 · 6 min walk

KS2: 105.0

—

Secondary

Hornchurch High School

Not yet inspected · 4 min walk

P8: +0.35A8: 51.5

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 · 123 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.7 incidents per 1,000 residents

Better than 74% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences38%
Anti-social behaviour18%
Other16%
Vehicle crime11%
Robbery5%
Burglary5%
Drug offences4%
Theft2%

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 · 1.9km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area75.8 m²

EPC breakdown

C
6%
D
19%
E
6%
F
1%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 86%Terraced 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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£189,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 250 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

1995–2022 · CAGR

+7.8%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-15.59

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached86.2%
Terraced13.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£83k+50.9%1
Post-dot-com plateau2002–2003£95k£173k+82.1%1.5
Pre-crash peak2005–2007£250k£217k-13.4%2.5
GFC & correction2010–2011£242k£177k-27.1%2
Help-to-Buy recovery2014–2015£250k£275k+10%3
Brexit uncertainty2017–2017£318k£318k+0%2
Pandemic surge2020–2021£355k£413k+16.2%2
Rate-rise correction2022–2022£415k£415k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.7%
District
4.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Elm Park Underground StationDistrict line
10.8 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
11 min walk
Hornchurch Underground StationDistrict
21 min walk
Emerson Park Rail StationLiberty
26 min walk
Romford Rail StationLiberty · Elizabeth line
26 min walk
RomfordNational Rail
26 min walk
No bus stops within 400m

23

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria69 min ↑
Waterloo66 min ↑
Canary Wharf ★51 min
City54 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

36

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park225m
Santander docks (800m)0
Nearest cycle dock13.6 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
488m

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: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.2 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.3 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

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

21 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

1

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (1.0 km)

Nearest supermarketCo-op Food · 998 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Tesco Express746 m

Nearby cafes

Lakeview Palace323 m
Costa739 m
Cookie Cafe760 m
Sam's Cafe880 m

Nearby restaurants

Favorite Chicken & Ribs745 m
Greggs787 m
Burger King875 m
Blue Bengal880 m

Nearby pubs

The Crown1.0 km

Nearby pharmacies

Maylands Pharmacy631 m
Elm Park Pharmacy786 m
Tesco Pharmacy948 m

Nearby health

Maylands Healthcare642 m
Maylands Dental Practice657 m
Food hygiene (5-star)68% of 19

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

54

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
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

32.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,806m
Crossrail 2 route18,017m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,013 nationally

1,541

Est. population

7,351/km²

54%

Employed

23%

Degree educated

£41,700

Median income

3.2%

Claimant rate

Inner cityHigh densityOwner occupiers / families

55

Community stability

Age profile

20%
18%
16%
22%
23%
Under 1820%
18–3418%
35–4916%
50–6422%
65+23%

Tenure

37%
30%
21%
Own outright37%
Own (mortgage)30%
Private rent12%
Social rent21%
Rent free0%

Ethnicity

76%
White British76%
White Other8%
Asian8%
Black5%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household23%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Social rent21%
Private rent12%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
2
Largest scheme
85 homes · ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1DU
Pipeline pressure
NONE

Named schemes (500m)

ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1DU85 homes
completed
land to the r/o Garrick House, land to the r/o Garrick House, Adelphi Crescent, RM12 4LB5 homes
completed
land to the north of Garrick House, land to the north of Garrick House, Adelphi Crescent, Hornchurch, RM12 4LB4 homes
completed
111, 111, Albany Road, Hornchurch, RM12 4AG2 homes
completed
30, 30, Hall Lane, Upminster, RM14 1AF2 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
15.6%
Ward turnout
38%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

James Thomas GlassHornchurch Residents Association
John WoodHornchurch Residents Association
Christine SmithConservative

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Key facts for RM12 4AB

Full postcodeRM12 4AB
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.557622
Longitude0.195859
Parliamentary constituencyRomford
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