Hylands & Harrow Lodge · Havering · Romford constituency · 51.56000, 0.19042

RM12 4BW— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 88/100Transport 19/100Low yield 3.24%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
88
Schools
100
Transport
19
Environment
96
Investment
37

The bottom line

RM12 4BW offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £480,750 median — 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 4BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-7.5% vs London avg
vs London income-0.7% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for RM12 4BW

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4BW 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 · 9 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 123 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.3 incidents per 1,000 residents

Better than 85% of London
→ Stable

-63% vs borough

Crime by type

Other30%
Vehicle crime26%
Violence & sexual offences26%
Anti-social behaviour9%
Drug offences7%
Burglary2%
Theft0%
Robbery0%

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 · 2.2km

Crime is 66% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,750

Median sale price

8% below London median

£480,750 is 8% below the London median (£520,000)

+15.8%

This year

Terraced

Dominant type

Price history

5-year change
+3.7%
Sales (24 months)6
New build0.0%
Avg terraced£480,750
Price per m²£4,936/m²
Price per ft²£459/ft²
Avg floor area98.9 m²

EPC breakdown

C
5%
D
19%
E
4%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£11,538
First-time buyerFTB
£2,788
Additional propertyBTL/2nd
£25,960

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

11.5×

Price-to-income

£2,405/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£247,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-27.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£115k+82.5%1.8
Post-dot-com plateau2001–2004£126k£194k+54%1.8
Pre-crash peak2005–2007£230k£240k+4.3%2
GFC & correction2009–2011£207k£220k+6.3%2
Help-to-Buy recovery2013–2016£250k£395k+58%1.5
Brexit uncertainty2017–2019£370k£445k+20.3%1
Pandemic surge2020–2021£510k£464k-9.1%1.5
Rate-rise correction2023–2023£427k£427k+0%2
Current market2024–2025£515k£481k-6.7%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

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
15.1 min walk
Romford

Nearby stations

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

11

Walkability score

6

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park487m
Santander docks (800m)0
Nearest cycle dock13.3 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: 18.9 km away✗ Not Green Belt✗ Not AONB100% 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

3

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (632 m)

Nearest supermarketALDI · 1.1 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)

1.1km

Post office

Nearby cafes

Roneo Cafe621 m
Lakeview Palace783 m
Sam's Cafe831 m

Nearby restaurants

Essex Chef595 m
Oriental Chef625 m
Burger King631 m
Indo Grill637 m

Nearby pubs

The Crown632 m

Nearby pharmacies

Tesco Pharmacy657 m
Maylands Pharmacy788 m

Nearby health

Maylands Healthcare793 m
Maylands Dental Practice807 m
Food hygiene (5-star)56% of 25

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

E

High street health

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score20/100
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

58.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,655m
Crossrail 2 route17,597m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,996 nationally

1,931

Est. population

10,359/km²

65%

Employed

27%

Degree educated

£41,700

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

24%
19%
21%
20%
17%
Under 1824%
18–3419%
35–4921%
50–6420%
65+17%

Tenure

42%
44%
Own outright42%
Own (mortgage)44%
Private rent10%
Social rent4%
Shared ownership0%

Ethnicity

72%
White British72%
White Other4%
Asian11%
Black8%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household13%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent10%
Social rent4%

vs. London

Income vs London-0.7%
Price vs London-7.5%

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)
6
Local approval rate
0%
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)
1
Largest scheme
126 homes · FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, UPPER RAINHAM ROAD, RM12
Pipeline pressure
NONE

Named schemes (500m)

FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, UPPER RAINHAM ROAD, RM12126 homes
completed
JUNCTION OF, JUNCTION OF, HORNCHURCH ROAD, & PARK LANE, RM11 1EH18 homes
completed
32, 32, GRENFELL AVENUE, RM12 4EH16 homes
completed
72, 72, Rainsford Way, Hornchurch, RM12 4BL1 homes
completed
Rear of 44, Rear of 44, Chestnut Avenue, Hornchurch, RM12 4HN1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£480,750)

£11,538

Standard buyer

£2,788

First-time buyer

Save £8,750

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 RM12 4BW

Full postcodeRM12 4BW
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.559999
Longitude0.190419
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