Hylands & Harrow Lodge · Havering · Romford constituency · 51.56349, 0.19784

RM12 4AT— Hylands & Harrow Lodge, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 15/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
80
Schools
60
Transport
15
Environment
68
Investment
28

The bottom line

RM12 4AT offers exceptional schools (100% Good/Outstanding) and low crime — 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 4AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for RM12 4AT

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM12 4AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 109.2

—

Secondary

Hornchurch High School

Not yet inspected · 7 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 · 130 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+22% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Anti-social behaviour17%
Vehicle crime10%
Burglary6%
Theft5%
Drug offences2%
Robbery2%

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 · 1.6km

Crime is +12% above 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£6,345/m²
Price per ft²£589/ft²
Avg floor area102.3 m²

EPC breakdown

B
1%
C
4%
D
13%
E
1%
F
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 52%Terraced 21%Detached 28%

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£255,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+7.5%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.2%

per year

Acceleration

+32.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Detached27.6%
Semi-detached51.7%
Terraced20.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£118k£248k+111.1%1.5
Pre-crash peak2005–2007£185k£265k+43.2%2
GFC & correction2009–2012£235k£277k+17.8%1.7
Help-to-Buy recovery2013–2016£315k£402k+27.6%1.7
Brexit uncertainty2017–2019£590k£345k-41.5%1.5
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2022–2023£592k£520k-12.2%1
Current market2024–2024£625k£625k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.1%
District
4.1%

CAGR over 5yr 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 2

Poor

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

Nearby stations

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

21

Walkability score

15

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

41

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park162m
Santander docks (800m)0
Nearest cycle dock13.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 19.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 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): 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

14 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 · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

12

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (510 m)

Nearest supermarketALDI · 1.1 km
6 tennis courts1 sports halls

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 cafes

Sam's Cafe214 m
Roneo Cafe730 m
Lakeview Palace861 m

Nearby restaurants

Blue Bengal215 m
The Healthy Takeaway217 m
Burgaholic220 m
Now Peri Peri254 m

Nearby pubs

The Harrow510 m
The Crown682 m

Nearby gyms

Harrow Lodge Leisure Centre612 m

Nearby pharmacies

Tesco Pharmacy475 m
Food hygiene (5-star)61% of 38

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

28

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score20/100
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

50.9

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,300m
Crossrail 2 route18,040m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,106 nationally

1,796

Est. population

6,222/km²

57%

Employed

28%

Degree educated

£41,700

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

21%
17%
20%
22%
21%
Under 1821%
18–3417%
35–4920%
50–6422%
65+21%

Tenure

44%
37%
16%
Own outright44%
Own (mortgage)37%
Private rent16%
Social rent2%
Shared ownership1%

Ethnicity

73%
White British73%
White Other8%
Asian10%
Black6%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household17%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent16%
Social rent2%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
9
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)

ST LEONARDS CHILDRENS HOME, ST LEONARDS CHILDRENS HOME, HORNCHURCH ROAD, RM11 1OT49 homes
completed
165-171, 165-171, Hornchurch Road, Hornchurch, RM12 4TE23 homes
completed
HORNCHURCH BUS DEPOT, HORNCHURCH BUS DEPOT, HORNCHURCH ROAD, RM1222 homes
completed
258, 258, HORNCHURCH ROAD, RM11 1QA12 homes
completed
Purbeck House, 230-234, Purbeck House, 230-234, Hornchurch Road, Hornchurch, RM11 1QB9 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 4AT

Full postcodeRM12 4AT
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.563493
Longitude0.197844
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