Hylands & Harrow Lodge · Havering · Romford constituency · 51.56085, 0.19594

RM12 4AG— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 85/100Transport 19/100~3% 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
59
Safety
85
Schools
100
Transport
19
Environment
89
Investment
32

The bottom line

RM12 4AG 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: 57 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4AG

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

Deep-dive guides for RM12 4AG

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4AG 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 · 3 min walk

KS2: 105.0

—

Secondary

Hornchurch High School

Not yet inspected · 5 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 126 min walk

3 primaries · 1 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)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.8km

Crime is 45% 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£5,420/m²
Price per ft²£503/ft²
Avg floor area102.6 m²

EPC breakdown

C
3%
D
15%
E
2%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 73%Terraced 15%Detached 12%

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£256,500
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, 200 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

1995–2025 · CAGR

+5.6%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.3%

per year

Acceleration

-87.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Detached12.1%
Semi-detached72.7%
Terraced15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£118k+47.5%1.2
Post-dot-com plateau2001–2004£90k£135k+50%1.2
Pre-crash peak2006–2007£191k£234k+22.5%3.5
GFC & correction2008–2011£289k£240k-17%1.3
Help-to-Buy recovery2013–2016£235k£375k+59.6%1.3
Brexit uncertainty2017–2017£500k£500k+0%1
Pandemic surge2021–2021£380k£380k+0%1
Rate-rise correction2022–2022£455k£455k+0%1
Current market2024–2025£675k£410k-39.3%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.2%
District
6.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Elm Park Underground StationDistrict line
15 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
16 min walk
Hornchurch Underground StationDistrict
22 min walk
Romford Rail StationLiberty · Elizabeth line
22 min walk
RomfordNational Rail
22 min walk
Emerson Park Rail StationLiberty
24 min walk
No bus stops within 400m

15

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf ★57 min
City63 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

42

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)47
Nearest car park170m
Santander docks (800m)0
Nearest cycle dock13.7 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
704m

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: 19.3 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.6 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

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

17 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (731 m)

Nearest supermarketCo-op Food · 1.3 km
1 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)

1.5km

Post office

Nearby shops

Tesco Express1.1 km

Nearby cafes

Sam's Cafe536 m
Lakeview Palace611 m
Roneo Cafe757 m
Costa1.1 km

Nearby restaurants

Burger King529 m
Blue Bengal537 m
The Healthy Takeaway539 m
Burgaholic542 m

Nearby pubs

The Crown731 m
The Harrow762 m

Nearby gyms

Harrow Lodge Leisure Centre737 m

Nearby pharmacies

Tesco Pharmacy613 m
Maylands Pharmacy952 m
Elm Park Pharmacy1.1 km

Nearby health

Maylands Healthcare961 m
Maylands Dental Practice977 m
Food hygiene (5-star)61% 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

A

High street health

Investment

Investment grade, yield and market outlook

32

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 low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score17/100
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

42.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,019m
Crossrail 2 route17,958m

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

SuburbanHigh 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)
1
Planning apps (3 years)
10
Local approval rate
100%
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)

197, 197, Hornchurch Road, RM118 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
227, 227, Hornchurch Road, Hornchurch, RM12 4TF2 homes
completed
33, 33, Albany Road, Hornchurch, RM12 4AE2 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 4AG

Full postcodeRM12 4AG
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.560849
Longitude0.195942
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
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