Hylands & Harrow Lodge · Havering · Romford constituency · 51.56294, 0.18589

RM12 4DY— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 85/100Transport 20/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
85
Schools
100
Transport
20
Environment
87
Investment
47

The bottom line

RM12 4DY 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 catches: 55 min to canary wharf — above average for this zone and 10 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM12 4DY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM12 4DY meets your needs.

Location

RM12 4DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for RM12 4DY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM12 4DY with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM12 4DY 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 · 14 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 124 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.3 incidents per 1,000 residents

Better than 72% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences29%
Other18%
Anti-social behaviour17%
Vehicle crime17%
Burglary8%
Drug offences5%
Robbery5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area105.4 m²

EPC breakdown

C
1%
D
8%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 50%Terraced 4%Detached 46%

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£263,500
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, 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

1995–2021 · CAGR

+7.6%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.2%

per year

Acceleration

+54.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Detached45.8%
Semi-detached50%
Terraced4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£175k+105.9%1
Post-dot-com plateau2003–2003£215k£215k+0%1
Pre-crash peak2005–2007£228k£300k+31.9%1.3
GFC & correction2009–2012£244k£395k+61.9%2
Help-to-Buy recovery2014–2015£264k£349k+31.8%1.5
Brexit uncertainty2018–2018£480k£480k+0%2
Pandemic surge2020–2021£410k£575k+40.2%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.1%
District
5.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
Romford Rail StationLiberty line
16 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

27

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria72 min ↑
Waterloo67 min ↑
Canary Wharf ★55 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park453m
Santander docks (800m)0
Nearest cycle dock13.0 km

Nearby car parks

🅿️
Queens Hospital Surface· yes
609m
🅿️
Queens Hospital Multi-storey· yes
627m
🅿️
Queens Hospital Surface· yes
657m
🅿️
Rom Valley Retail Park· no
667m
🅿️
Dagenham Road Shoppers25 spaces
765m

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: 18.7 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.1 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

MODERN MEDICAL CENTRE

195 RUSH GREEN ROAD, RM7 0PX

8 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 793 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (346 m)

Nearest supermarketALDI · 661 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

733m

Post office

Nearby shops

Evans 2729 m

Nearby cafes

Roneo Cafe294 m
Mazing1.0 km
Cafe Shot1.1 km

Nearby restaurants

Oriental Chef283 m
Indo Grill287 m
Essex Chef297 m
Burger King590 m

Nearby pubs

The Crown346 m
The Havering Well665 m
The Wheatsheaf985 m
The Durham Arms1.1 km

Nearby pharmacies

Tesco Pharmacy536 m

Nearby health

Queens Hospital726 m
Food hygiene (5-star)53% of 30

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

47

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 score19/100
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

36.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,603m
Crossrail 2 route17,231m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,786 nationally

1,725

Est. population

7,664/km²

64%

Employed

31%

Degree educated

£41,700

Median income

3.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

23%
18%
20%
23%
16%
Under 1823%
18–3418%
35–4920%
50–6423%
65+16%

Tenure

42%
46%
Own outright42%
Own (mortgage)47%
Private rent10%
Social rent1%
Rent free0%

Ethnicity

66%
White British66%
White Other7%
Asian12%
Black8%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household16%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent1%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
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
FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0116 homes
completed
Neopost House, Neopost House, South Street, Romford, RM1 2AR115 homes
completed
Ymca, Rush Green Road, RM7 0PH39 homes
completed
353-357, 353-357, South Street, 2 Clydesdale Road, Romford, RM1 2AP32 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

Live in RM12 4DY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM12 4DY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM12 4DY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM12 4DY

Full postcodeRM12 4DY
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.562944
Longitude0.185886
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