Hylands & Harrow Lodge · Havering · Romford constituency · 51.55622, 0.19063

RM12 4EX— Hylands & Harrow Lodge, Havering

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

The family fortress

 

Schools 100%Safety 88/100Transport 28/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
100
Transport
28
Environment
96
Investment
31

The bottom line

RM12 4EX 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: 51 min to canary wharf — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM12 4EX

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-66.0% vs London avg

Deep-dive guides for RM12 4EX

🛡️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 4EX 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 · 8 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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 118 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.3km

Crime is 66% below 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£5,591/m²
Price per ft²£519/ft²
Avg floor area92.2 m²

EPC breakdown

D
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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£230,500
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, 100 mm loft insulation
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

2000–2025 · CAGR

+6.2%

Total change

+345%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.6%

per year

Acceleration

+23.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£118k£118k+0%1
Post-dot-com plateau2001–2004£188k£213k+13.3%2
Pre-crash peak2007–2007£245k£245k+0%1
GFC & correction2011–2011£288k£288k+0%1
Help-to-Buy recovery2013–2016£245k£350k+42.9%1
Brexit uncertainty2017–2019£435k£380k-12.6%1.3
Pandemic surge2021–2021£405k£405k+0%1
Current market2025–2025£525k£525k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.4%
District
5.4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
10.5 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
11 min walk
Hornchurch Underground StationDistrict
25 min walk
Romford Rail StationLiberty · Elizabeth line
27 min walk
RomfordNational Rail
27 min walk
Dagenham East Underground StationDistrict
27 min walk
No bus stops within 400m

11

Walkability score

34

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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park363m
Santander docks (800m)0
Nearest cycle dock13.2 km

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: 18.8 km away✗ Not Green Belt✗ Not AONB100% 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): 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

THE COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

14 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

0

Restaurants (800m)

0

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)

No restaurants within 800m — nearest: Favorite Chicken & Ribs (802 m)

Nearest supermarketCo-op Food · 1.0 km
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)

1.4km

Post office

Nearby shops

Tesco Express825 m

Nearby cafes

Lakeview Palace618 m
Cookie Cafe778 m
Costa780 m
Roneo Cafe1.0 km

Nearby restaurants

Favorite Chicken & Ribs802 m
Greggs826 m
Essex Chef1.0 km
Burger King1.0 km

Nearby pubs

The Crown1.0 km

Nearby pharmacies

Maylands Pharmacy367 m
Elm Park Pharmacy840 m
Tesco Pharmacy1.1 km

Nearby health

Maylands Healthcare372 m
Maylands Dental Practice387 m
Food hygiene (5-star)43% of 7

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

31

Investment score

Weak

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,419m
Crossrail 2 route17,691m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
25%
Borough approval rate
44%
Historic landfill (400m)
3
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

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)

Rear of 44, Rear of 44, Chestnut Avenue, Hornchurch, RM12 4HN1 homes
completed
Adj to 44, Adj to 44, Chestnut Avenue, Hornchurch, RM12 4HN1 homes
completed
76, 76, Chestnut Avenue, Hornchurch, RM12 4HJ1 homes
completed
81, 81, Laburnum Avenue, Hornchurch, RM12 4HF1 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 4EX

Full postcodeRM12 4EX
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.556218
Longitude0.190627
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
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Mail
Food Standards
Agency
Ofcom
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